2 Delaware Ave · Cortland, NY 13045

$189,000

4 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 13 Days on market

Built 1890 6,133 sqft lot Est $197k · at est.

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +9.3/15.0
• 1% rule +7.4/10.0
• DSCR +7.1/10.0
• Rent growth +4.6/5.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home in city close to downtown and college. Features include hardwood floors, eat-in kitchen, formal dining room, gas fireplace in cozy living room, updated bath, walk-up attic, detached garage, fenced yard for privacy, newer roof, vinyl siding and windows. A great value!

Key facts

• Updated flooring
• 6,133 sq ft lot
• Garage

Tags

• FULLY FENCED BACKYARD
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.3% vs local median 6.2% in Cortland — 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 77/100 on livability (#201 in NY, #3,105 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, employment D.
• Cortland City School District (town): math 49% / reading 54% proficiency, ranked #368 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.4%/yr); 141 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 45 units permitted in Cortland County in 2024 (12 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cortland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $95k; list at $189k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,000

Questions for the listing agent

1. Built in 1890 — 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. 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?
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: 1.24% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $196,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Pearl St	0.14mi	4/2.0	1,569 (+1%)	7mo	$180,000	$115	81
10 Levydale Park	0.37mi	3/2.0 (-1)	1,532 (-1%)	1mo	$219,000	$143	71
1224 Louise Dr	0.41mi	3/2.0 (-1)	1,566 (+1%)	4mo	$240,500	$154	67
1 Yates Pl	0.31mi	3/1.5 (-1)	1,444 (-7%)	4mo	$179,000	$124	64
10 Otter Creek Pl	0.71mi	4/2.0	1,520 (-2%)	8mo	$90,000	$59	54
148 Groton Ave	0.75mi	4/1.5	1,556 (+0%)	11mo	$179,000	$115	53
1103 Halstead Rd	0.71mi	3/2.5 (-1)	1,559 (+1%)	3mo	$353,000	$226	53
65 Owego St	0.29mi	3/1.0 (-1)	1,332 (-14%)	7mo	$109,000	$82	52
17 Lansing Ave	0.23mi	3/1.0 (-1)	1,332 (-14%)	11mo	$180,000	$135	52
11 Randall St	0.69mi	4/2.0	1,507 (-3%)	10mo	$187,000	$124	51
169 171 Groton Ave	0.74mi	3/1.5 (-1)	1,504 (-3%)	11mo	$225,000	$150	44
12 Ellwood Ave	0.68mi	3/1.5 (-1)	1,740 (+12%)	7mo	$221,325	$127	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,829
• Equity at exit: $28,181

10-year hold

• IRR: 15.5%
• Equity multiple: 2.60×
• Total profit: $84,457
• Equity at exit: $16,341

Cash invested: $52,920 (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 13045

• Home prices YoY: -9.3%
• Rents YoY: 8.4%
• Active inventory: 141
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$477 /mo · $5,718/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $312

Break-even live

Break-even rent $1,957

Max offer price $189,000

Occupancy floor 82%

Sensitivity live

Price	-10% $419	-5% $365	+0% $312	+5% $258	+10% $205
Rent	-10% $126	-5% $219	+0% $312	+5% $404	+10% $497
Rate	-1.0pp $407	-0.5pp $360	base $312	+0.5pp $263	+1.0pp $213

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 James St Cortland, NY	3.0	1.5	1319	$3,600	$2.73	44d	1	0.52mi
109 Main St Unit 2 and 4 Cortland, NY	3.0	1.0	1200	$1,775	$1.48	44d	1	0.78mi
16 Pendleton St #1 Cortland, NY	3.0	1.0	2000	$1,400	$0.70	44d	1	1.32mi
88 Clinton Ave Cortland, NY	3.0	1.0	1100	$1,600	$1.45	44d	1	1.34mi
951 New York 13 Cortland, NY	1.0–4.0	1.0–2.0	1100	$1,900	$1.73	44d	19	1.42mi

Listing history 7 events

1. 2026-04-07
   status Pending
2. 2026-03-31
   historical Active Under Contract
3. 2026-03-25
   listed $189,000 Active
4. 2016-05-26
   soldstatus $95,400
5. 2016-05-23
   soldstatus $90,000 279-char remark

   Show marketing remark (279 chars)

   Lovely home in city close to downtown and college. Features include hardwood floors, eat-in kitchen, formal dining room, gas fireplace in cozy living room, updated bath, walk-up attic, detached garage, fenced yard for privacy, newer roof, vinyl siding and windows. A great value!

6. 2016-02-12
   listed $98,400 279-char remark

   Show marketing remark (279 chars)

   Lovely home in city close to downtown and college. Features include hardwood floors, eat-in kitchen, formal dining room, gas fireplace in cozy living room, updated bath, walk-up attic, detached garage, fenced yard for privacy, newer roof, vinyl siding and windows. A great value!

7. 2005-10-25
   soldstatus $77,380

ⓘ 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: $5,718 · $477/mo
• Projected year-2 tax: $5,718 · $477/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 2/10 Low 8 d/yr ≥92°F today · 17 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: $28,222
• − Mortgage interest: −$10,587
• − Property taxes: −$5,718
• − Insurance: −$945
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$5,498
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $3,509/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: Cortland City School District
• NCES district ID: 3608460
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 54% ▲ 17.00%
• Median HH income: $42,413
• Composite: 43.29/100
• National rank: #3041
• State rank: #368 of 590 in NY

Livability — Cortland

• Score: 77/100
• State rank: #201
• US rank: #3105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cortland, NY
• County: Cortland County · 28,361 people
• City population: 28,361
• Metro: Cortland, NY
• Population (ZIP): 28,361
• Household income: $69,961
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1488.0

Population outlook (Cortland County) Hauer SSP2

• Today (2025): 47,543 people
• By 2030: 46,107 · -3.0%
• By 2040: 43,122 · -9.3%
• By 2050: 40,216 · -15.4%
• By 2075: 34,717 · -27.0%
• By 2100: 28,953 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Cortland

• 2024 margin: Lean R (+6.4) · D 46.8% · R 53.2%
• 2008→2024 swing: -16.4pp toward R · 2008: 10.0pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+1.9 2016: R+6.7 2012: D+8.8 2008: D+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.78%
• Current HPI: 289.515
• Rent YoY: ▲ 8.37%
• Metro: Cortland, 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

+144.2% since first listed

7 events — show timeline

• 2026-04-07 Pending — CNYIS
• 2026-03-31 Contingent — CNYIS
• 2026-03-25 Listed $189,000 CNYIS
• 2016-05-26 Sold (Public Records) $95,400 Public Records
• 2016-05-23 Sold (MLS) $90,000 CNYIS
• 2016-02-12 Listed $98,400 CNYIS
• 2005-10-25 Sold (Public Records) $77,380 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,718 · +4.2% YoY. Source: county tax records.