194 Main St · Unadilla, NY 13849

$125,000

1 bd · 1.5 ba · 2,424 sqft · SingleFamily · 14 Days on market

Built 1900 Fair condition 3,049 sqft lot

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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 +21.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Prime Multi-Use Commercial Building on Main Street, Unadilla NY Endless possibilities await with this versatile commercial property in the heart of Main Street. The main level offers a reception area, waiting room, file room, two large offices, even a soundproof room! Perfect for a hearing aid business, music studio, doctor's office, attorney office, or creative workspace. Central Air conditioning keeps the space comfortable for your clients. Handicap accessible ramp on front of the building. Upstairs, you'll find a beautiful one bedroom apartment featuring: Pergo floors, a full kitchen, large bedroom and full bathroom. Enjoy two parking spots behind the building, plus convenient street

Key facts

• Waiting room
• Soundproof room
• Two large offices

Tags

• MULTI-USE COMMERCIAL BUILDING
• RECEPTION AREA
• WAITING ROOM
• FILE ROOM
• TWO LARGE OFFICES
• SOUNDPROOF ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.0% vs local median 5.5% in Unadilla — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#950 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Otego-Unadilla Central School District (rural): math 35% / reading 39% proficiency, ranked #547 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.9

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $79,282
• Equity at exit: $112,610

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $224,718
• Equity at exit: $242,848

Cash invested: $35,000 (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 13849

• Home prices YoY: 32.7%
• Active inventory: 36
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $176

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $262	-5% $219	+0% $176	+5% $132	+10% $89
Rent	-10% $72	-5% $124	+0% $176	+5% $228	+10% $280
Rate	-1.0pp $239	-0.5pp $207	base $176	+0.5pp $143	+1.0pp $110

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-13
   listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,789
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,636
• Taxable income: $125
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,077/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including roof replacement, siding and flooring updates, and HVAC system replacement. Improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — The siding is old and discolored, indicating it needs replacement.
• Major flooring — The flooring appears old and possibly damaged, requiring replacement.
• Major HVAC system — The HVAC system appears old and may need replacement or repair.
• Major interior walls — The walls show signs of wear and discoloration, indicating they need repainting.
• Major landscaping — The landscaping is sparse and in need of maintenance, detracting from the curb appeal.

Value-add opportunities

• Both roof replacement — Replacements will improve both the resale and rental value.
• Both siding replacement — New siding will enhance both the resale and rental value.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, boosting both resale and rental value.
• Both interior painting — Fresh paint will improve the interior appearance, enhancing both resale and rental value.
• Both landscaping improvements — Enhanced landscaping will improve curb appeal and attract more potential buyers or renters.
• Both flooring replacement — New flooring will improve the interior appearance and comfort, boosting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · The siding is old and discolored, indicating it needs replacement.	Major	$15,000–50,000
flooring · The flooring appears old and possibly damaged, requiring replacement.	Major	$15,000–50,000
HVAC system · The HVAC system appears old and may need replacement or repair.	Major	$15,000–50,000
interior walls · The walls show signs of wear and discoloration, indicating they need repainting.	Major	$15,000–50,000
landscaping · The landscaping is sparse and in need of maintenance, detracting from the curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Replacements will improve both the resale and rental value. ↑
• Both siding replacement — New siding will enhance both the resale and rental value. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both interior painting — Fresh paint will improve the interior appearance, enhancing both resale and rental value. ↑
• Both landscaping improvements — Enhanced landscaping will improve curb appeal and attract more potential buyers or renters. ↑
• Both flooring replacement — New flooring will improve the interior appearance and comfort, boosting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Otego-Unadilla Central School District
• NCES district ID: 3629240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,590
• Composite: 31.77/100
• National rank: #5896
• State rank: #547 of 590 in NY

Livability — Unadilla

• Score: 60/100
• State rank: #950
• US rank: #18482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Unadilla, NY
• Population (ZIP): 4,351

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▲ 82.22%
• Current HPI: 333.8209
• 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

2 events — show timeline

• 2026-04-27 Pending — UNYREIS
• 2026-04-13 Listed $125,000 UNYREIS