4 Third St · Oneonta, NY 13820

$139,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 323 Days on market

Built 1930 3,049 sqft lot Est $161k · 14% under ↓ 22% since listing

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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 +13.6/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Conveniently located just steps from Fox Hospital and public transportation, this 3-bedroom, 1-bath home offers comfort and accessibility in the City of Oneonta. Enjoy mornings and evenings on either of the two enclosed porches—one welcoming you at the front and the other offering a private retreat in the back. Inside, you’ll find a functional layout with oil-forced air heat to keep you cozy during the colder months. Whether you're a first-time homebuyer, downsizing, or looking for a solid investment opportunity, this centrally located home is full of potential. Don’t miss this opportunity to own a piece of Oneonta charm!

Key facts

• Centrally located
• Functional layout
• Oil-forced air heat

Tags

• STEPS FROM FOX HOSPITAL
• PUBLIC TRANSPORTATION
• TWO ENCLOSED PORCHES
• FUNCTIONAL LAYOUT
• OIL-FORCED AIR HEAT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.0% below list).
• Recommended offer: $122k (12.2% 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.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 119 active listings in the ZIP; 4 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; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,103 (12.2% 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. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $160,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Irving Pl	0.40mi	3/1.5 (+1)	1,092 (+1%)	7mo	$300,000	$275	67
19 N Belmont Cir	0.19mi	2/1.0	960 (-11%)	8mo	$190,000	$198	66
35 S Belmont Cir	0.29mi	2/1.0	1,177 (+9%)	8mo	$175,000	$149	65
74 S Main St	0.42mi	3/1.0 (+1)	1,100 (+2%)	10mo	$75,000	$68	64
1 Chester St	0.64mi	3/1.0 (+1)	1,040 (-4%)	2mo	$80,000	$77	58
9 Chester St	0.68mi	3/1.0 (+1)	1,080 (0%)	10mo	$138,000	$128	55
26 S Belmont Cir	0.26mi	3/1.5 (+1)	1,220 (+13%)	9mo	$210,000	$172	52
15 E Center St	0.29mi	3/1.5 (+1)	1,216 (+13%)	10mo	$273,520	$225	50
3 Frederick St	0.67mi	3/1.0 (+1)	1,001 (-7%)	8mo	$138,500	$138	45
5 Birch St	0.62mi	3/1.0 (+1)	1,198 (+11%)	6mo	$150,000	$125	43
14 Reynolds St	0.70mi	2/1.0	975 (-10%)	13mo	$150,000	$154	40
19 Cherry St	0.67mi	3/1.0 (+1)	1,216 (+13%)	12mo	$135,000	$111	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: 22.2%
• Equity multiple: 2.79×
• Total profit: $69,734
• Equity at exit: $125,222

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $210,388
• Equity at exit: $270,046

Cash invested: $38,920 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 119
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$341 /mo · $4,091/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-96

Break-even live

Break-even rent $1,428

Max offer price $122,103

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-56	+0% $-96	+5% $-135	+10% $-174
Rent	-10% $-199	-5% $-147	+0% $-96	+5% $-44	+10% $8
Rate	-1.0pp $-26	-0.5pp $-60	base $-96	+0.5pp $-132	+1.0pp $-168

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	45d	1	0.59mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	45d	1	0.59mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	45d	1	0.66mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	45d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $139,000 Active 323 DOM
2. 2026-06-19
   days on market $139,000 Active 321 DOM
3. 2026-06-18
   days on market $139,000 Active 320 DOM
4. 2026-06-17
   days on market $139,000 Active 319 DOM
5. 2026-06-16
   days on market $139,000 Active 318 DOM
6. 2026-06-15
   days on market $139,000 Active 317 DOM
7. 2026-06-14
   days on market $139,000 Active 315 DOM
8. 2026-06-12
   days on market $139,000 Active 314 DOM
9. 2026-06-09
   days on market $139,000 Active 311 DOM
10. 2026-06-08
    days on market $139,000 Active 310 DOM
11. 2026-06-07
    days on market $139,000 Active 309 DOM
12. 2026-06-07
    days on market $139,000 Active 308 DOM
13. 2026-06-02
    days on market $139,000 Active 304 DOM
14. 2026-06-01
    days on market $139,000 Active 303 DOM
15. 2026-05-31
    days on market $139,000 Active 302 DOM
16. 2026-05-31
    days on market $139,000 Active 301 DOM
17. 2026-04-24
    historical Active Under Contract
18. 2026-03-31
    status Active
19. 2026-03-11
    historical
20. 2026-03-06
    historical
21. 2026-03-05
    historical
22. 2026-01-23
    price $139,000
23. 2025-09-13
    price $149,000
24. 2025-07-06
    listed $179,000 Active

ⓘ 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: $4,091 · $341/mo
• Projected year-2 tax: $4,091 · $341/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 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,678
• − Mortgage interest: −$7,786
• − Property taxes: −$4,091
• − Insurance: −$695
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,044
• Taxable loss: −$3,447
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $-321/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

-22.3% since first listed

8 events — show timeline

• 2026-04-24 Contingent — UNYREIS
• 2026-03-31 Relisted — UNYREIS
• 2026-03-11 Listing Removed — UNYREIS
• 2026-03-06 Listing Removed — UNYREIS
• 2026-03-05 Listing Removed — UNYREIS
• 2026-01-23 Price Changed $139,000 UNYREIS
• 2025-09-13 Price Changed $149,000 UNYREIS
• 2025-07-06 Listed $179,000 UNYREIS

Property tax history

+5.0%/yr

Latest (2025): $4,091 · +5.5% YoY. Source: county tax records.