45 East St · Oneonta, NY 13820

$168,000

4 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 6 Days on market

Built 1910 3,960 sqft lot Est $232k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +10.0/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in Ready! This 4 bedroom, 1 1/2 bath home features HARDWOOD FLOORS and NATURAL WOODWORK. The kitchen is spacious with direct access to back deck and side yard. Dining room is open to the living room with newly refinished hardwood flooring window seat and french doors. Bedrooms are nice sized with new carpet. and a walk up attic for storage. NEW ROOF, HOT WATER HEATER, FURNACE within the last 5 years. New Garage door, washing machine and range are all newer as well. There is a great front porch and back deck for relaxing or entertaining. Close to Wilber Park, bus stop and downtown. Come take a look, this one won't last long!

Key facts

• 1-car garage
• Rear deck
• 3,960 sq ft lot

Tags

• FULL FRONT COVERED PORCH
• 1-CAR GARAGE
• REAR DECK
• ORIGINAL SPRUCE FIR WOODWORK
• DINING ROOM WINDOW SEAT
• WITHIN A MILE OF SCHOOL

Property features AI

Exterior

• Parking: Detached garage with electric and garage door opener; One garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story house; Existing construction; Shingle roof; Shake siding; Poured foundation
• Construction: Shake siding construction; Shingle roof; Poured foundation; Built — existing (year not specified)
• Exterior features: Deck; Covered porch; Porch; Partial fence; Gravel driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Four bedrooms (all on the second floor)
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Full basement
• Laundry & utility: Washer and dryer; Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.2% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $168k (0.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#253 in NY, #4,021 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime F, commute F.
• Oneonta City School District (town): math 46% / reading 57% proficiency, ranked #374 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $139k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,657 (0.2% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $231,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 East St	0.17mi	4/2.5	1,470 (+4%)	2mo	$215,000	$146	77
48 Union St	0.14mi	3/1.5 (-1)	1,496 (+6%)	6mo	$325,000	$217	72
2 Lincoln St	0.27mi	3/1.5 (-1)	1,432 (+1%)	10mo	$173,000	$121	70
24 Spruce St	0.47mi	3/1.0 (-1)	1,350 (-4%)	5mo	$185,000	$137	62
12 Woodside Ave	0.39mi	3/2.0 (-1)	1,464 (+4%)	8mo	$199,000	$136	60
90 Clinton St	0.50mi	4/2.5	1,344 (-5%)	6mo	$240,000	$179	57
15 Church St	0.65mi	3/1.0 (-1)	1,344 (-5%)	4mo	$220,000	$164	54
8 Birch St	0.55mi	4/1.5	1,305 (-8%)	10mo	$230,000	$176	52
13 S Belmont Cir	0.61mi	3/2.0 (-1)	1,308 (-7%)	1mo	$310,000	$237	50
21 Cherry St	0.62mi	3/2.0 (-1)	1,288 (-9%)	3mo	$161,000	$125	45
35 Church St	0.57mi	3/1.5 (-1)	1,548 (+10%)	9mo	$140,000	$90	43
26 S Belmont Cir	0.67mi	3/1.5 (-1)	1,220 (-14%)	9mo	$210,000	$172	32

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $91,550
• Equity at exit: $151,348

10-year hold

• IRR: 21.5%
• Equity multiple: 6.74×
• Total profit: $270,047
• Equity at exit: $326,387

Cash invested: $47,040 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$453 /mo · $5,441/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-2

Break-even live

Break-even rent $1,778

Max offer price $167,657

Occupancy floor 95%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	43d	1	1.03mi
15881 State Highway 8 Masonville, NY	4.0	1.0	1500	$1,250	$0.83	43d	1	1.20mi

Listing history 7 events

1. 2026-06-19
   days on market $168,000 Active 6 DOM
2. 2026-06-18
   days on market $168,000 Active 5 DOM
3. 2026-06-17
   days on market $168,000 Active 4 DOM
4. 2026-06-16
   days on market $168,000 Active 3 DOM
5. 2026-06-15
   days on market $168,000 Active 2 DOM
6. 2026-06-14
   remarks 614-char remark
7. 2026-06-14
   listed $168,000 Active 1 DOM

ⓘ 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: $5,441 · $453/mo
• Projected year-2 tax: $5,441 · $453/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 18 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: $21,304
• − Mortgage interest: −$9,411
• − Property taxes: −$5,441
• − Insurance: −$840
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,887
• Taxable loss: −$2,684
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $621/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: Oneonta City School District
• NCES district ID: 3621780
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $41,631
• Composite: 43.19/100
• National rank: #3066
• State rank: #374 of 590 in NY

Livability — Oneonta

• Score: 75/100
• State rank: #253
• US rank: #4021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneonta, NY
• County: Otsego County · 23,056 people
• City population: 23,056
• Metro: Oneonta, NY
• Population (ZIP): 23,056
• Household income: $65,953
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 662.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 67.86%
• Current HPI: 366.3391
• Rent YoY: —
• Metro: Oneonta, 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

+236.0% since first listed

13 events — show timeline

• 2026-06-13 Listed $168,000 UNYREIS
• 2020-11-17 Sold (Public Records) $139,000 Public Records
• 2020-11-04 Sold (MLS) $139,000 ODBOR
• 2020-11-04 Sold (MLS) $139,000 UNYREIS
• 2020-07-25 Listed $139,900 ODBOR
• 2020-07-25 Listed $139,900 UNYREIS
• 2015-02-10 Sold (Public Records) $115,000 Public Records
• 2015-02-06 Sold (MLS) $115,000 UNYREIS
• 2014-10-06 Listed $129,000 UNYREIS
• 2006-05-19 Sold (MLS) $122,000 UNYREIS
• 2006-05-15 Sold (Public Records) $122,000 Public Records
• 2006-01-10 Listed $139,000 UNYREIS
• 2001-04-16 Sold (Public Records) $50,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $5,441 · +5.5% YoY. Source: county tax records.