272 Main St · Unadilla, NY 13849

$178,000

3 bd · 1.5 ba · 1,824 sqft · SingleFamily public records · 20 Days on market

Built 1900 0.25 ac lot $98/sqft · 7% below area Est $191k · 7% under

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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 +12.3/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

In the heart of the Village and in close proximity to the school, this home blends everyday convenience with a layout offering space to gather, space to work, and space to unwind. Come inside to a bright and expansive main level where hardwood floors anchor a welcoming living room, flowing seamlessly into a formal dining space and an updated kitchen designed for both everyday ease and entertaining. A separate den and full family room give you options — whether you need a home office, playroom, or quiet retreat — while a conveniently located half bath completes the first floor. A bonus room just off the living area is currently used as a bedroom, offering even more flexibility fo

Key facts

• Formal dining space
• Separate den
• Main level

Tags

• MAIN LEVEL
• HARDWOOD FLOORS
• FORMAL DINING SPACE
• UPDATED KITCHEN
• SEPARATE DEN
• FULL FAMILY ROOM

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water connected; Septic tank
• Home design: 2 stories; Existing construction
• Construction: Frame construction; Vinyl siding; Poured and stone foundation
• Exterior features: Blacktop driveway; Leased propane tank; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 63 x 174

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Oil heating; Hot water heating; Radiator heating
• Interior features: Country kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Washer; Dryer; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-33 ($-399/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (10.7% below list).
• Recommended offer: $159k (10.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#950 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, 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: 37 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $44k; list at $178k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,930 (10.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (median comp): $191,289
• List price: $178,000
• Delta: -6.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Watson St	0.17mi	3/2.0	1,926 (+6%)	3mo	$195,000	$101	78
49 Maple Ave	0.25mi	3/1.5	1,660 (-9%)	20mo	$151,000	$91	57
64 Martin Brook St	0.31mi	3/2.0	1,650 (-10%)	14mo	$152,000	$92	56
7 Clifton St	0.42mi	4/1.5 (+1)	1,758 (-4%)	17mo	$143,300	$82	55
1431 River Rd	0.49mi	3/2.0	1,608 (-12%)	2mo	$157,000	$98	54
21 Martin Brook St	0.21mi	4/1.0 (+1)	1,636 (-10%)	19mo	$152,000	$93	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $94,887
• Equity at exit: $160,357

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $281,210
• Equity at exit: $345,815

Cash invested: $49,840 (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 13849

• Home prices YoY: 32.7%
• Active inventory: 37
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-33

Break-even live

Break-even rent $1,631

Max offer price $172,129

Occupancy floor 97%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending 1202-char remark
2. 2026-04-23
   listed $178,000 Active 1202-char remark
3. 2026-04-13
   historical
4. 2026-03-13
   price $179,900
5. 2025-10-13
   listed $185,000 Active
6. 2006-01-11
   listed $109,000
7. 1996-03-13
   soldstatus $44,250

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $3,374 · $281/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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 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: $19,072
• − Mortgage interest: −$9,971
• − Property taxes: −$3,374
• − Insurance: −$890
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,178
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $415/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 — Unadilla

• Score: 60/100
• State rank: #950
• US rank: #18482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Unadilla, NY
• Population (ZIP): 4,351

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▲ 82.22%
• Current HPI: 333.8209
• 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

+302.3% since first listed

7 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-04-23 Listed $178,000 UNYREIS
• 2026-04-13 Listing Removed — UNYREIS
• 2026-03-13 Price Changed $179,900 UNYREIS
• 2025-10-13 Listed $185,000 UNYREIS
• 2006-01-11 Listed $109,000 UNYREIS
• 1996-03-13 Sold (Public Records) $44,250 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,374 · +33.4% YoY. Source: county tax records.