2171 County Highway 8 · West End, NY 13825

$99,900

3 bd · 1.5 ba · 800 sqft · Other public records · 149 Days on market

Built 1975 1.01 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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +7.9/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This investment opportunity has a lot of potential! Currently there are 3 mobile homes on the property each having their own electric meter, heating systems, septic, yard with plenty of parking and 3 Storage containers. 3 PARCELS total almost 2 ACRES with some mountain views. Great location to build your own home or for rentals such as CABINS for folks visiting the COOPERSTOWN ALL STAR VILLAGE, tiny homes or improve the homes that are currently there. This property could be a great money maker! Minutes to Cooperstown All Star Village, Otego, Oneonta and a short commute to I88. This property will need a new septic system and possible repairs to the well or water lines, but there's still a lot of potential to turn this property into a very profitable investment!

Key facts

• Heating systems
• Electric meter
• Yard

Tags

• ELECTRIC METER
• HEATING SYSTEMS
• SEPTIC
• YARD
• PARKING
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#883 in NY) — a middle-class / working-renter tenant base. Strengths: crime A-, cost of living A-, housing A-; Watch: employment C-, health & safety C-, schools F.
• Otego-Unadilla Central School District (rural): math 35% / reading 39% proficiency, ranked #547 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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 $6k of equity ($691 loan paydown + $6k appreciation (5.8% 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 (5.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.60×
• Total profit: $44,846
• Equity at exit: $61,209

10-year hold

• IRR: 23.4%
• Equity multiple: 5.25×
• Total profit: $118,761
• Equity at exit: $109,650

Cash invested: $27,972 (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 13825

• Home prices YoY: 1.4%
• Active inventory: 20
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $274

Break-even live

Break-even rent $934

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $99,900 Active 149 DOM
2. 2026-06-18
   days on market $99,900 Active 148 DOM
3. 2026-06-17
   days on market $99,900 Active 147 DOM
4. 2026-06-16
   days on market $99,900 Active 146 DOM
5. 2026-06-15
   days on market $99,900 Active 145 DOM
6. 2026-06-14
   days on market $99,900 Active 143 DOM
7. 2026-06-12
   days on market $99,900 Active 142 DOM
8. 2026-06-09
   days on market $99,900 Active 139 DOM
9. 2026-06-08
   days on market $99,900 Active 138 DOM
10. 2026-06-07
    days on market $99,900 Active 137 DOM
11. 2026-06-07
    days on market $99,900 Active 136 DOM
12. 2026-06-03
    days on market $99,900 Active 133 DOM
13. 2026-06-02
    days on market $99,900 Active 132 DOM
14. 2026-06-01
    days on market $99,900 Active 131 DOM
15. 2026-05-31
    days on market $99,900 Active 130 DOM
16. 2026-05-31
    days on market $99,900 Active 129 DOM
17. 2026-01-21
    listed $99,900 Active 770-char remark

    Show marketing remark (770 chars)

    This investment opportunity has a lot of potential! Currently there are 3 mobile homes on the property each having their own electric meter, heating systems, septic, yard with plenty of parking and 3 Storage containers. 3 PARCELS total almost 2 ACRES with some mountain views. Great location to build your own home or for rentals such as CABINS for folks visiting the COOPERSTOWN ALL STAR VILLAGE, tiny homes or improve the homes that are currently there. This property could be a great money maker! Minutes to Cooperstown All Star Village, Otego, Oneonta and a short commute to I88. This property will need a new septic system and possible repairs to the well or water lines, but there's still a lot of potential to turn this property into a very profitable investment!

18. 2026-01-12
    historical
19. 2025-07-01
    listed $99,900 Active
20. 2017-07-28
    soldstatus $50,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 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: $15,366
• − Mortgage interest: −$5,596
• − Property taxes: −$2,065
• − Insurance: −$500
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,906
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,846/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: Otego-Unadilla Central School District
• NCES district ID: 3629240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,590
• Composite: 31.77/100
• National rank: #5896
• State rank: #547 of 590 in NY

Livability — West End

• Score: 62/100
• State rank: #883
• US rank: #17165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,785

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 4% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Slovak 5% Lithuanian 3%
• Foreign-born: 6% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% Arabic 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: ▲ 5.75%
• Current HPI: 411.6169
• 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

+99.8% since first listed

4 events — show timeline

• 2026-01-21 Listed $99,900 UNYREIS
• 2026-01-12 Listing Removed — UNYREIS
• 2025-07-01 Listed $99,900 UNYREIS
• 2017-07-28 Sold (Public Records) $50,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,065 · +5.3% YoY. Source: county tax records.