119 County Road 7 · Smithville Flats, NY 13801

$130,000

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 34 Days on market

Built 1880 10,019 sqft lot Est $130k · at est.

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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 +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small Town living. Here is a three bedroom with full bath and laundry area on first floor. Windows replaced 2021, Roof Brand New in 2020, Hot Water Heater and Furnace approx. 6 years old. Unfinished Hard Wood Floors in many rooms. Lots of storage through out the home with large built cabinets on the second floor. Home needs a little cosmetic TLC. Home also offers an attached one car garage and very nice size back yard that is semi private. State Parks very near, offering great hiking, fishing and swimming. Bowman State Park, Balsam Pond. Walking distance from Genegantslet Private Lake.

Key facts

• New metal roof
• Garage conversion
• Big front porch

Tags

• BIG FRONT PORCH
• LARGE KITCHEN
• LAZY SUSAN CABINETS
• GARAGE CONVERSION
• NEW METAL ROOF
• STONE FOUNDATION

Property features AI

Exterior

• Parking: Attached garage with electricity, storage and workshop area; Driveway
• Utilities: Electricity connected; Well water; Septic tank
• Home design: 2-story existing home; Wood siding
• Construction: Stone foundation; Wood siding construction; Existing structure (year built not specified)
• Exterior features: Covered porch; Gravel driveway; Propane tank (leased); Rectangular, rural lot (64 x 154)

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Range hood; Dishwasher; Freezer; Refrigerator; Exhaust fan
• Bedrooms: Convertible bedroom (count included in total rooms)
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Propane heating; Oil heating; Has heating
• Interior features: Country kitchen; Convertible bedroom; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $30 ($366/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 $124k (4.5% below list).
• Recommended offer: $124k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,116 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D, schools F, crime F.
• Oxford Academy And Central School District (rural): math 36% / reading 42% proficiency, ranked #533 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $76k; list at $130k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,101 (4.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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: 0.95% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $130,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1691 State Highway 220	0.28mi	3/1.0	1,536 (+5%)	5mo	$137,000	$89	74

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $72,792
• Equity at exit: $117,114

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $212,934
• Equity at exit: $252,561

Cash invested: $36,400 (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 13801

• Home prices YoY: 7.1%
• Active inventory: 18
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $30

Break-even live

Break-even rent $1,202

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $130,000 Active 34 DOM
2. 2026-06-17
   days on market $130,000 Active 33 DOM
3. 2026-06-16
   days on market $130,000 Active 32 DOM
4. 2026-06-15
   days on market $130,000 Active 31 DOM
5. 2026-06-13
   days on market $130,000 Active 29 DOM
6. 2026-06-12
   days on market $130,000 Active 28 DOM
7. 2026-06-09
   days on market $130,000 Active 25 DOM
8. 2026-06-08
   days on market $130,000 Active 24 DOM
9. 2026-06-07
   days on market $130,000 Active 23 DOM
10. 2026-06-07
    days on market $130,000 Active 22 DOM
11. 2026-06-04
    days on market $130,000 Active 19 DOM
12. 2026-06-02
    days on market $130,000 Active 18 DOM
13. 2026-06-01
    days on market $130,000 Active 17 DOM
14. 2026-05-31
    days on market $130,000 Active 16 DOM
15. 2026-05-15
    listed $130,000 Active
16. 2023-08-15
    soldstatus $76,500 Closed Sale or Rented 592-char remark

    Show marketing remark (592 chars)

    Small Town living. Here is a three bedroom with full bath and laundry area on first floor. Windows replaced 2021, Roof Brand New in 2020, Hot Water Heater and Furnace approx. 6 years old. Unfinished Hard Wood Floors in many rooms. Lots of storage through out the home with large built cabinets on the second floor. Home needs a little cosmetic TLC. Home also offers an attached one car garage and very nice size back yard that is semi private. State Parks very near, offering great hiking, fishing and swimming. Bowman State Park, Balsam Pond. Walking distance from Genegantslet Private Lake.

17. 2023-08-03
    status Pending Sale 592-char remark

    Show marketing remark (592 chars)

    Small Town living. Here is a three bedroom with full bath and laundry area on first floor. Windows replaced 2021, Roof Brand New in 2020, Hot Water Heater and Furnace approx. 6 years old. Unfinished Hard Wood Floors in many rooms. Lots of storage through out the home with large built cabinets on the second floor. Home needs a little cosmetic TLC. Home also offers an attached one car garage and very nice size back yard that is semi private. State Parks very near, offering great hiking, fishing and swimming. Bowman State Park, Balsam Pond. Walking distance from Genegantslet Private Lake.

18. 2023-06-03
    status Under Contract- Do Not Show 592-char remark

    Show marketing remark (592 chars)

    Small Town living. Here is a three bedroom with full bath and laundry area on first floor. Windows replaced 2021, Roof Brand New in 2020, Hot Water Heater and Furnace approx. 6 years old. Unfinished Hard Wood Floors in many rooms. Lots of storage through out the home with large built cabinets on the second floor. Home needs a little cosmetic TLC. Home also offers an attached one car garage and very nice size back yard that is semi private. State Parks very near, offering great hiking, fishing and swimming. Bowman State Park, Balsam Pond. Walking distance from Genegantslet Private Lake.

19. 2023-04-06
    listed $80,000 Active 592-char remark

    Show marketing remark (592 chars)

    Small Town living. Here is a three bedroom with full bath and laundry area on first floor. Windows replaced 2021, Roof Brand New in 2020, Hot Water Heater and Furnace approx. 6 years old. Unfinished Hard Wood Floors in many rooms. Lots of storage through out the home with large built cabinets on the second floor. Home needs a little cosmetic TLC. Home also offers an attached one car garage and very nice size back yard that is semi private. State Parks very near, offering great hiking, fishing and swimming. Bowman State Park, Balsam Pond. Walking distance from Genegantslet Private Lake.

20. 2018-08-31
    soldstatus $49,000
21. 2018-08-31
    soldstatus $49,000
22. 2001-07-16
    soldstatus $20,000

ⓘ 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/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 2/10 Low 7 d/yr ≥92°F today · 16 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: $14,892
• − Mortgage interest: −$7,282
• − Property taxes: −$2,568
• − Insurance: −$650
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,782
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $791/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: Oxford Academy And Central School District
• NCES district ID: 3622260
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $45,916
• Composite: 33.26/100
• National rank: #5513
• State rank: #533 of 590 in NY

Livability — Smithville Flats

• Score: 56/100
• State rank: #1116
• US rank: #22950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,533

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 7% Romanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▲ 24.55%
• Current HPI: 370.4852
• 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

+550.0% since first listed

8 events — show timeline

• 2026-05-15 Listed $130,000 UNYREIS
• 2023-08-15 Sold (MLS) $76,500 UNYREIS
• 2023-08-03 Pending — UNYREIS
• 2023-06-03 Pending — UNYREIS
• 2023-04-06 Listed $80,000 UNYREIS
• 2018-08-31 Sold (Public Records) $49,000 Public Records
• 2018-08-31 Sold (Public Records) $49,000 Public Records
• 2001-07-16 Sold (Public Records) $20,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,568 · -0.1% YoY. Source: county tax records.