15 Peer St · Chenango Bridge, NY 13901

$71,250

4 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 29 Days on market

Built 1961 6,098 sqft lot ↓ 5% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cape Cod with Great Potential – Chenango Valley Schools Situated at the end of a quiet dead-end street, this 4-bedroom, 1-bath Cape Cod style home offers plenty of opportunity. Located in the Chenango Valley School District, the property requires significant renovation to be made habitable and is best suited for cash buyers or those using rehab financing. This is an as-is sale. An excellent opportunity for buyers or investors looking to restore a home with potential.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $70k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% vs local median 4.0% in Chenango Bridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#505 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B+; Watch: amenities F, commute F, health & safety D-.
• Chenango Valley Central School District (suburban): math 47% / reading 57% proficiency, ranked #339 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chenango Bridge Elementary School (math 47% / reading 55%, grade C-, #1,047 of 2,108 statewide, top 50%, 376 students, 40% FRL).
• Market conditions: 92 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $492 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,181 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.54% ✓
• Cap rate: 22.10%
• Cash-on-cash: 56.47%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $177,072
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 E Thomas St	0.30mi	4/2.0	1,616 (+13%)	5mo	$200,000	$124	56
236 Kattelville Rd	0.34mi	3/1.0 (-1)	1,344 (-6%)	21mo	$189,000	$141	52
20 Brook Ave	0.70mi	3/1.0 (-1)	1,456 (+2%)	13mo	$115,000	$79	48
6 Wightman Dr	0.65mi	3/1.5 (-1)	1,293 (-10%)	7mo	$190,721	$148	42
13 Clark Ave	0.48mi	3/1.5 (-1)	1,565 (+10%)	16mo	$160,000	$102	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 3.42×
• Total profit: $48,274
• Equity at exit: $10,624

10-year hold

• IRR: 60.0%
• Equity multiple: 6.97×
• Total profit: $119,140
• Equity at exit: $6,160

Cash invested: $19,950 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13901

• Home prices YoY: -5.1%
• Active inventory: 92
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$374
• Tax est. 1.5%: −$89 /mo · $1,069/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $939

Break-even live

Break-even rent $623

Max offer price $71,250

Occupancy floor 43%

Sensitivity live

Price	-10% $988	-5% $963	+0% $939	+5% $914	+10% $890
Rent	-10% $796	-5% $867	+0% $939	+5% $1,010	+10% $1,082
Rate	-1.0pp $975	-0.5pp $957	base $939	+0.5pp $920	+1.0pp $902

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,812
• Closing costs: $2,138
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-18
   status Pending
2. 2026-03-04
   status Active
3. 2026-03-04
   price $71,250
4. 2025-10-14
   status Pending
5. 2025-09-30
   listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,740
• − Mortgage interest: −$3,991
• − Property taxes: −$1,069
• − Insurance: −$356
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$2,073
• Taxable income: $10,772
• Est. tax owed @ 24.0%: −$2,585
• After-tax cash flow: $8,680/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Chenango Valley Central School District
• NCES district ID: 3607290
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $53,938
• Composite: 44.78/100
• National rank: #2745
• State rank: #339 of 590 in NY

Livability — Chenango Bridge

• Score: 69/100
• State rank: #505
• US rank: #8828

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment B+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chenango Bridge, NY
• County: Broome County · 126,805 people
• Metro: Binghamton, NY
• Population (ZIP): 19,613
• Household income: $55,523
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1230.0

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 7% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.13%
• Current HPI: 300.7692
• Rent YoY: —
• Metro: Binghamton, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-5.0% since first listed

5 events — show timeline

• 2026-03-18 Pending — GBAOR
• 2026-03-04 Relisted — GBAOR
• 2026-03-04 Price Changed $71,250 GBAOR
• 2025-10-14 Pending — GBAOR
• 2025-09-30 Listed $75,000 GBAOR

Property tax history

+18.8%/yr

Latest (2025): $4,771 · +13.2% YoY. Source: county tax records.