3798 Ny-166 · Cherry Valley, NY 13320

$75,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 2 Days on market

Built 1974 1.13 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained 3 bedroom, 2 bath home on 1.13 acres. Living room, dining room, den, eat-in kitchen, laundry room and bedrooms all on 1 convenient floor. Central air conditioning, full basement w/ large workshop. Refrigerator, washer & dryer only 2 years old. Private backyard for outdoor enjoyment. Great year-round living or easy to care for vacation home. Just outside of the village of Cherry Valley with ease access to Cooperstown, Oneonta and Albany.

Key facts

• 1.13 acre lot
• 4 parking spots
• Built 1974

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Septic tank
• Home design: Single-family residence; Fixer condition; Living area approximately 1,440
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Paved driveway; Garden; Outdoor lighting; Level lot

Interior

• Kitchen: Range hood; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Forced air heating; Kerosene heating; Propane heating; Central air conditioning
• Interior features: Built-in features; Full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 60/100 on livability (#990 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: schools C-, health & safety C-, employment D.
• Cherry Valley-Springfield Central School District (rural): math 45% / reading 45% proficiency, ranked #564 of 755 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 4.37×
• Total profit: $70,673
• Equity at exit: $67,566

10-year hold

• IRR: 38.5%
• Equity multiple: 9.80×
• Total profit: $184,854
• Equity at exit: $145,709

Cash invested: $21,000 (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 13320

• Home prices YoY: 2.4%
• Active inventory: 17
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $467

Break-even live

Break-even rent $755

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $510	-5% $488	+0% $467	+5% $446	+10% $425
Rent	-10% $361	-5% $414	+0% $467	+5% $520	+10% $574
Rate	-1.0pp $505	-0.5pp $486	base $467	+0.5pp $448	+1.0pp $428

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   statusdays on market $75,000 Pending 2 DOM
2. 2026-06-17
   remarks 324-char remark
3. 2026-06-17
   listed $75,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,157
• − Mortgage interest: −$4,201
• − Property taxes: −$2,063
• − Insurance: −$375
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$2,182
• Taxable income: $4,751
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $4,466/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: Cherry Valley-Springfield Central School District
• NCES district ID: 3600006
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $49,619
• Composite: 40.82/100
• National rank: #7553
• State rank: #564 of 755 in NY

Livability — Cherry Valley

• Score: 60/100
• State rank: #990
• US rank: #19371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,027

Population outlook (Otsego County) Hauer SSP2

• Today (2025): 57,987 people
• By 2030: 55,403 · -4.5%
• By 2040: 50,336 · -13.2%
• By 2050: 45,715 · -21.2%
• By 2075: 38,769 · -33.1%
• By 2100: 33,468 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Romanian 4% Italian 4%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 93% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Otsego

• 2024 margin: Lean R (+7.9) · D 46.1% · R 53.9%
• 2008→2024 swing: -13.8pp toward R · 2008: 5.9pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+5.0 2016: R+13.0 2012: D+2.0 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.81%
• Current HPI: 462.6521
• Rent YoY: —
• Metro: —
• 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

+10.3% since first listed

11 events — show timeline

• 2026-06-16 Listed $75,000 Global MLS
• 2014-07-29 Sold (Public Records) $60,000 Public Records
• 2014-07-03 Sold (MLS) $60,000 UNYREIS
• 2014-06-03 Sold (MLS) $60,000 Global MLS
• 2014-01-30 Listed $75,000 Global MLS
• 2014-01-30 Listed $75,000 UNYREIS
• 2011-10-17 Sold (Public Records) $50,000 Public Records
• 2011-10-08 Sold (MLS) $50,000 UNYREIS
• 2011-09-30 Sold (MLS) $50,000 Global MLS
• 2011-07-02 Listed $68,000 Global MLS
• 2011-07-02 Listed $68,000 UNYREIS

Property tax history

+9.3%/yr

Latest (2025): $2,063 · -10.2% YoY. Source: county tax records.