25 Depot Street St · Newark Valley, NY 13736

$135,000

3 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 13 Days on market

Built 1890 0.80 ac lot

---

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 +16.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.1/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into this home full of timeless charm and character situated on a spacious corner lot in the heart of Berkshire. Rich original oak and chestnut woodwork showcase exceptional craftsmanship, complemented by beautiful pocket doors, an original fireplace, and a stunning bay window that fills the dining room with natural light. Plenty of space both inside and out, including a walk-up attic with potential for future expansion. Presenting a great opportunity for buyers looking to restore and personalize a home with historic appeal. Enjoy outdoor living from the wrap-around composite front porch or relax by the above-ground pool during the warmer months. Including a detached 2-car garage with

Key facts

• Pocket doors
• Chestnut woodwork
• Bay window

Tags

• CORNER LOT
• ORIGINAL OAK WOODWORK
• CHESTNUT WOODWORK
• POCKET DOORS
• ORIGINAL FIREPLACE
• BAY WINDOW

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single-family residence; Two levels
• Construction: Wood siding; Concrete perimeter foundation; Built area above grade: 2,064
• Exterior features: Covered porch; Deck; Above-ground outdoor pool; Shed(s); Level lot

Interior

• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Other heating (see remarks)
• Interior features: Wood-burning fireplace in the living room; Basement; Hardwood, laminate, and vinyl flooring; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (30.8% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $93k (30.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#462 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities F.
• Newark Valley Central School District (rural): math 37% / reading 51% proficiency, ranked #466 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nathan T Hall School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 322 students, 50% FRL); Newark Valley Middle School (math 23% / reading 41%, grade F, #511 of 729 statewide, top 71%, 290 students, 59% FRL); Newark Valley Senior High School (math 57% / reading 72%, grade B-, #776 of 1,100 statewide, top 73%, 414 students, 47% FRL).
• Market conditions: 11 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y 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 $90k; list at $135k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $314/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,453 (30.8% 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 1890 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.56×
• Total profit: $58,849
• Equity at exit: $121,619

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $185,685
• Equity at exit: $262,275

Cash invested: $37,800 (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 13736

• Home prices YoY: 3.5%
• Active inventory: 11
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$314 /mo · $3,762/yr
• Insurance: −$56
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-235

Break-even live

Break-even rent $1,761

Max offer price $93,453

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-197	+0% $-235	+5% $-273	+10% $-312
Rent	-10% $-351	-5% $-293	+0% $-235	+5% $-177	+10% $-120
Rate	-1.0pp $-167	-0.5pp $-201	base $-235	+0.5pp $-270	+1.0pp $-306

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $135,000 Pending 13 DOM
2. 2026-06-17
   days on market $135,000 Active 13 DOM
3. 2026-06-16
   days on market $135,000 Active 12 DOM
4. 2026-06-15
   days on market $135,000 Active 11 DOM
5. 2026-06-14
   days on market $135,000 Active 9 DOM
6. 2026-06-13
   days on market $135,000 Active 8 DOM
7. 2026-06-10
   days on market $135,000 Active 6 DOM
8. 2026-06-09
   days on market $135,000 Active 5 DOM
9. 2026-06-08
   days on market $135,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $135,000 Active 3 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: $3,762 · $314/mo
• Projected year-2 tax: $3,762 · $314/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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $17,564
• − Mortgage interest: −$7,562
• − Property taxes: −$3,762
• − Insurance: −$4,440
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,927
• Taxable loss: −$4,938
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $-1,637/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: Newark Valley Central School District
• NCES district ID: 3620670
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $53,770
• Composite: 38.12/100
• National rank: #4273
• State rank: #466 of 590 in NY

Livability — Newark Valley

• Score: 70/100
• State rank: #462
• US rank: #8031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,887

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.36%
• Current HPI: 304.4569
• 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

+50.5% since first listed

26 events — show timeline

• 2026-06-04 Listed $135,000 GBAOR
• 2025-10-30 Price Changed $149,000 GBAOR
• 2025-09-10 Relisted — GBAOR
• 2025-08-11 Listed $159,000 GBAOR
• 2025-07-15 Sold (Public Records) $90,000 Public Records
• 2023-10-02 Listing Removed — UNYREIS
• 2023-09-13 Price Changed $120,000 UNYREIS
• 2023-09-13 Price Changed $120,000 IBRMLS
• 2023-09-12 Relisted — IBRMLS
• 2023-09-12 Relisted — UNYREIS
• 2023-09-08 Contingent — IBRMLS
• 2023-09-08 Contingent — UNYREIS
• 2023-09-05 Listed $120,000 IBRMLS
• 2023-09-05 Listed $149,000 UNYREIS
• 2023-08-24 Price Changed $149,000 IBRMLS
• 2023-08-07 Price Changed $139,000 IBRMLS
• 2023-08-01 Relisted — IBRMLS
• 2023-08-01 Delisted — IBRMLS
• 2023-05-01 Price Changed $149,000 GBAOR
• 2023-05-01 Price Changed $149,000 IBRMLS
• 2023-03-08 Price Changed $160,900 GBAOR
• 2023-02-02 Price Changed $160,900 IBRMLS
• 2022-11-07 Listed $172,900 GBAOR
• 2022-10-25 Listed $120,000 IBRMLS
• 2022-10-25 Listed $172,900 IBRMLS
• 2011-08-23 Sold (Public Records) $89,725 Public Records

Property tax history

+0.0%/yr

Latest (2025): $3,762 · +3.8% YoY. Source: county tax records.