163 2nd St · Deposit, NY 13754

$149,000

4 bd · 1.5 ba · 1,850 sqft · SingleFamily · 51 Days on market

Built 1900 5,663 sqft lot $81/sqft · 5% below area Est $157k · 5% 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 +19.6/30.0
• ARV discount +9.9/15.0
• Appreciation +8.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OVERSIZED HOME WITH LOTS OF POSSIBILITIES!HARDWOOD FLRS, HUGE LIVINGROOM! PRICED TO MOVE. BRING YOUR BIG PLANS AND GO TO WORK ON THIS PUPPY!

Key facts

• Full basement
• Storage shed
• Low taxes

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• FENCED BACKYARD
• BACK DECK
• STORAGE SHED
• LOW TAXES

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story home; Resale property
• Construction: Vinyl siding; Blown-in insulation; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Above-ground pool; Private yard; Shed(s) and storage; See remarks

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Country kitchen; Walk-in pantry; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.2% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Deposit — 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 67/100 on livability (#616 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Deposit Central School District (rural): math 58% / reading 49% proficiency, ranked #417 of 755 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.9% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $149k implies a 645% 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $157,224
• List price: $149,000
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Main St	0.20mi	5/2.0 (+1)	1,850 (0%)	17mo	$130,000	$70	69
189 Front St	0.36mi	3/1.0 (-1)	1,996 (+8%)	7mo	$61,500	$31	58
18 Wheeler St	0.06mi	3/2.0 (-1)	2,123 (+15%)	10mo	$134,000	$63	57
30 Maple Ln	0.55mi	3/2.0 (-1)	1,628 (-12%)	15mo	$350,000	$215	34

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.28×
• Total profit: $53,299
• Equity at exit: $93,007

10-year hold

• IRR: 18.7%
• Equity multiple: 4.56×
• Total profit: $148,379
• Equity at exit: $168,096

Cash invested: $41,720 (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 13754

• Home prices YoY: 2.2%
• Active inventory: 31
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $171

Break-even live

Break-even rent $1,240

Max offer price $149,000

Occupancy floor 83%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $149,000 Active 51 DOM
2. 2026-06-17
   days on market $149,000 Active 50 DOM
3. 2026-06-16
   days on market $149,000 Active 49 DOM
4. 2026-06-15
   days on market $149,000 Active 48 DOM
5. 2026-06-13
   days on market $149,000 Active 46 DOM
6. 2026-06-12
   days on market $149,000 Active 45 DOM
7. 2026-06-09
   days on market $149,000 Active 42 DOM
8. 2026-06-08
   days on market $149,000 Active 41 DOM
9. 2026-06-07
   days on market $149,000 Active 40 DOM
10. 2026-06-07
    days on market $149,000 Active 39 DOM
11. 2026-06-04
    days on market $149,000 Active 36 DOM
12. 2026-06-02
    days on market $149,000 Active 35 DOM
13. 2026-06-01
    price $149,000 Active 34 DOM
14. 2026-06-01
    days on market $159,000 Active 34 DOM
15. 2026-05-31
    days on market $159,000 Active 33 DOM
16. 2026-05-14
    price $179,000 1214-char remark
17. 2026-04-27
    listed $189,000 Active 1214-char remark
18. 2012-03-23
    soldstatus $20,000 140-char remark

    Show marketing remark (140 chars)

    OVERSIZED HOME WITH LOTS OF POSSIBILITIES!HARDWOOD FLRS, HUGE LIVINGROOM! PRICED TO MOVE. BRING YOUR BIG PLANS AND GO TO WORK ON THIS PUPPY!

19. 2012-01-13
    listed $34,900

    Show marketing remark (140 chars)

    OVERSIZED HOME WITH LOTS OF POSSIBILITIES!HARDWOOD FLRS, HUGE LIVINGROOM! PRICED TO MOVE. BRING YOUR BIG PLANS AND GO TO WORK ON THIS PUPPY!

20. 2012-01-13
    listed $34,900 140-char remark

    Show marketing remark (140 chars)

    OVERSIZED HOME WITH LOTS OF POSSIBILITIES!HARDWOOD FLRS, HUGE LIVINGROOM! PRICED TO MOVE. BRING YOUR BIG PLANS AND GO TO WORK ON THIS PUPPY!

21. 1999-05-25
    soldstatus $38,000

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$442/yr (+$37/mo · 27.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 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: $17,482
• − Mortgage interest: −$8,346
• − Property taxes: −$1,634
• − Insurance: −$745
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,335
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,145/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: Deposit Central School District
• NCES district ID: 3609060
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $40,214
• Composite: 46.65/100
• National rank: #5268
• State rank: #417 of 755 in NY

Livability — Deposit

• Score: 67/100
• State rank: #616
• US rank: #11200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deposit, NY
• Population (ZIP): 2,793

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 274.797
• 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

+292.1% since first listed

8 events — show timeline

• 2026-06-01 Price Changed $149,000 UNYREIS
• 2026-05-25 Price Changed $159,000 UNYREIS
• 2026-05-14 Price Changed $179,000 UNYREIS
• 2026-04-27 Listed $189,000 UNYREIS
• 2012-03-23 Sold (MLS) $20,000 GBAOR
• 2012-01-13 Listed $34,900 GBAOR
• 2012-01-13 Listed $34,900 UNYREIS
• 1999-05-25 Sold (Public Records) $38,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,634 · -2.6% YoY. Source: county tax records.