20 Newton Ave · Bainbridge, NY 13733

$88,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 16 Days on market

Built 1900 0.33 ac lot $91/sqft · at area comps Est $92k · at est.

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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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +6.9/10.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedroom and one car oversized garage on the edge of Bainbridge. Country neighborhood and close to all shopping, schools, activities & Highway 81.

Key facts

• New furnace
• Poured concrete wall
• Old-style home

Tags

• OLD-STYLE HOME
• NEWER FRONT ROOF
• NEW FURNACE
• WEATHER-PROOFING IMPROVEMENTS
• POURED CONCRETE WALL
• CONVENIENT PARKING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story existing home
• Construction: Stone foundation; Aluminum siding; Vinyl siding; Blown-in insulation
• Exterior features: Dirt driveway; Irregular residential lot; Road frontage on a city street; Lot dimensions approximately 185 x 77

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Oil forced-air heating; Has heating
• Interior features: Country kitchen; Partial basement; Has fireplace (1)
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $78 ($934/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#561 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, health & safety D, amenities F.
• Bainbridge-Guilford Central School District (rural): math 40% / reading 57% proficiency, ranked #418 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% 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 $25k cash investment doubles in ~3 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 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $22k; list at $89k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,566 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (median comp): $91,681
• List price: $88,900
• Delta: -3.03%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Juliand St	0.40mi	3/1.0	1,056 (+8%)	4mo	$103,000	$98	65

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: 27.0%
• Equity multiple: 3.15×
• Total profit: $53,463
• Equity at exit: $80,088

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $153,712
• Equity at exit: $172,713

Cash invested: $24,892 (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 13733

• Home prices YoY: 13.9%
• Active inventory: 29
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $78

Break-even live

Break-even rent $924

Max offer price $88,900

Occupancy floor 87%

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 997-char remark
2. 2026-04-27
   listed $88,900 Active 997-char remark
3. 2010-07-27
   soldstatus $22,050 157-char remark

   Show marketing remark (157 chars)

   Three bedroom and one car oversized garage on the edge of Bainbridge. Country neighborhood and close to all shopping, schools, activities & Highway 81.

4. 2009-12-11
   listed $44,900 157-char remark

   Show marketing remark (157 chars)

   Three bedroom and one car oversized garage on the edge of Bainbridge. Country neighborhood and close to all shopping, schools, activities & Highway 81.

5. 2009-12-11
   listed $44,900

   Show marketing remark (157 chars)

   Three bedroom and one car oversized garage on the edge of Bainbridge. Country neighborhood and close to all shopping, schools, activities & Highway 81.

6. 2003-09-24
   soldstatus $58,600

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $12,274
• − Mortgage interest: −$4,980
• − Property taxes: −$2,057
• − Insurance: −$1,111
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,586
• Taxable loss: −$424
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,036/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: Bainbridge-Guilford Central School District
• NCES district ID: 3603810
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $48,248
• Composite: 41.31/100
• National rank: #3511
• State rank: #418 of 590 in NY

Livability — Bainbridge

• Score: 68/100
• State rank: #561
• US rank: #10094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bainbridge, NY
• City population: 5,265
• Population (ZIP): 5,265

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Iranian 5% Romanian 4% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 4% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.93%
• Current HPI: 287.0519
• 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

+51.7% since first listed

6 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-04-27 Listed $88,900 UNYREIS
• 2010-07-27 Sold (MLS) $22,050 UNYREIS
• 2009-12-11 Listed $44,900 UNYREIS
• 2009-12-11 Listed $44,900 UNYREIS
• 2003-09-24 Sold (Public Records) $58,600 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,057 · +4.4% YoY. Source: county tax records.