183 County Road 17 · Afton, NY 13730

$145,000

3 bd · 1.0 ba · 1,505 sqft · SingleFamily public records · 71 Days on market

Built 1928 7.47 ac lot $96/sqft · 43% below area Est $253k · 43% under

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Why this score? — see what drove the A- 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why rent when you can have the American Dream! Nice affordable 3-BR home on 7.47 Acres. There is a STREAM/Brook that runs on right side of the property and along the back(see map)! Loads of blackberry bushes. VIEWS! Work from home as Spectrum Internet and Cable is available. Large BRICK Fireplace with wood stove insert is the center of the great room that houses the DR, LR and front entry. There is an unheated mud room inside the back door and a bonus room with the dryer in it that could be used for various purposes. There is a Bedroom and full bath on the first floor! Upstairs are 2 Very spacious bedrooms! New carpeting on the 2nd floor. 200 Amp electric service. Large insulated shed with electric and propane heater. Perfect location for a small farmette! Grow veggies or fruit, have a few animals! Be self sustaining! Selling AS IS, CASH Only, any inspections are for buyers use only, seller will not re negotiate price or do any repairs based on inspection or appraisal issues.

Key facts

• Brick fireplace
• Stream/brook
• Insulated shed

Tags

• 7.47 ACRES
• STREAM/BROOK
• BRICK FIREPLACE
• WOOD STOVE INSERT
• 200 AMP ELECTRIC SERVICE
• INSULATED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#876 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools D-, amenities F.
• Afton Central School District (rural): math 36% / reading 35% proficiency, ranked #690 of 755 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $89k; list at $145k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.29% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (median comp): $253,239
• List price: $145,000
• Delta: -42.74%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.65×
• Total profit: $107,390
• Equity at exit: $130,627

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $294,030
• Equity at exit: $281,703

Cash invested: $40,600 (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 13730

• Home prices YoY: 3.9%
• Active inventory: 26
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $445

Break-even live

Break-even rent $1,309

Max offer price $145,000

Occupancy floor 71%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $145,000 Active 71 DOM
2. 2026-06-17
   days on market $145,000 Active 70 DOM
3. 2026-06-16
   days on market $145,000 Active 69 DOM
4. 2026-06-15
   days on market $145,000 Active 68 DOM
5. 2026-06-13
   days on market $145,000 Active 66 DOM
6. 2026-06-12
   days on market $145,000 Active 65 DOM
7. 2026-06-09
   days on market $145,000 Active 62 DOM
8. 2026-06-08
   days on market $145,000 Active 61 DOM
9. 2026-06-07
   days on market $145,000 Active 60 DOM
10. 2026-06-07
    days on market $145,000 Active 59 DOM
11. 2026-06-04
    days on market $145,000 Active 56 DOM
12. 2026-06-02
    days on market $145,000 Active 55 DOM
13. 2026-06-01
    days on market $145,000 Active 54 DOM
14. 2026-05-31
    days on market $145,000 Active 53 DOM
15. 2026-04-08
    listed $145,000 Active 991-char remark

    Show marketing remark (991 chars)

    Why rent when you can have the American Dream! Nice affordable 3-BR home on 7.47 Acres. There is a STREAM/Brook that runs on right side of the property and along the back(see map)! Loads of blackberry bushes. VIEWS! Work from home as Spectrum Internet and Cable is available. Large BRICK Fireplace with wood stove insert is the center of the great room that houses the DR, LR and front entry. There is an unheated mud room inside the back door and a bonus room with the dryer in it that could be used for various purposes. There is a Bedroom and full bath on the first floor! Upstairs are 2 Very spacious bedrooms! New carpeting on the 2nd floor. 200 Amp electric service. Large insulated shed with electric and propane heater. Perfect location for a small farmette! Grow veggies or fruit, have a few animals! Be self sustaining! Selling AS IS, CASH Only, any inspections are for buyers use only, seller will not re negotiate price or do any repairs based on inspection or appraisal issues.

16. 2024-03-26
    historical
17. 2024-03-05
    price $130,000
18. 2024-02-28
    status Active
19. 2023-12-13
    historical Continue to Show- Under Contract
20. 2023-10-11
    listed $120,000 Active
21. 2022-05-23
    soldstatus $89,000
22. 2022-05-16
    soldstatus $89,000
23. 2022-03-23
    listed $84,900
24. 2019-11-07
    historical
25. 2019-06-26
    listed $74,900

ⓘ 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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $22,480
• − Mortgage interest: −$8,122
• − Property taxes: −$2,564
• − Insurance: −$725
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,218
• Taxable income: $3,254
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $4,564/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: Afton Central School District
• NCES district ID: 3602400
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $46,188
• Composite: 33.01/100
• National rank: #10669
• State rank: #690 of 755 in NY

Livability — Afton

• Score: 62/100
• State rank: #876
• US rank: #16945

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

• City population: 2,763
• Population (ZIP): 2,763

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Serbian 3% Romanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 12.25%
• Current HPI: 325.5182
• 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

+93.6% since first listed

11 events — show timeline

• 2026-04-08 Listed $145,000 UNYREIS
• 2024-03-26 Listing Removed — UNYREIS
• 2024-03-05 Price Changed $130,000 UNYREIS
• 2024-02-28 Relisted — UNYREIS
• 2023-12-13 Contingent — UNYREIS
• 2023-10-11 Listed $120,000 UNYREIS
• 2022-05-23 Sold (Public Records) $89,000 Public Records
• 2022-05-16 Sold (MLS) $89,000 UNYREIS
• 2022-03-23 Listed $84,900 UNYREIS
• 2019-11-07 Listing Removed — UNYREIS
• 2019-06-26 Listed $74,900 UNYREIS

Property tax history

+4.9%/yr

Latest (2025): $2,564 · +4.2% YoY. Source: county tax records.