20 Cherry St · Oneonta, NY 13820

$180,000

3 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 27 Days on market

Built 1900 5,227 sqft lot Est $183k · 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 +12.8/30.0
• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sweet and very affordable farmhouse in convenient to everything center city location. Newer kitchen with laundry. Well maintained, some floors freshly sanded and other updates have been done. This would make a wonderful starter home for young family or could be a profitable student rental. Very motivated seller!!

Key facts

• Modern pex plumbing
• New roof
• 5,227 sq ft lot

Tags

• UPDATED GALLEY KITCHEN
• NEW ROOF
• MODERN PEX PLUMBING
• FENCED IN PRIVATE YARD
• WALKING DISTANCE TO SCHOOLS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story house; Resale property
• Construction: Composite siding; Asphalt shingle roof; Stone foundation; Built (existing)
• Exterior features: Dirt driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Galley kitchen; Partial basement
• Laundry & utility: Washer; Dryer; Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-17 ($-202/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (6.2% below list).
• Recommended offer: $169k (6.2% below list) — sets the bar for 1% rule.

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.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $94k; list at $180k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $168,780 (6.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $182,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Cherry St	0.02mi	3/2.0	1,288 (-3%)	3mo	$161,000	$125	88
15 Church St	0.15mi	3/1.0	1,344 (+2%)	4mo	$220,000	$164	87
24 Spruce St	0.23mi	3/1.0	1,350 (+2%)	5mo	$185,000	$137	82
12 Brook St	0.22mi	2/1.5 (-1)	1,330 (+0%)	4mo	$208,500	$157	78
5 Birch St	0.05mi	3/1.0	1,198 (-10%)	6mo	$150,000	$125	77
6 Highland St	0.31mi	2/1.0 (-1)	1,280 (-3%)	7mo	$125,000	$98	69
90 Clinton St	0.30mi	4/2.5 (+1)	1,344 (+2%)	6mo	$240,000	$179	67
162 Chestnut St	0.45mi	3/2.0	1,370 (+4%)	4mo	$50,000	$36	66
4 King St	0.64mi	4/1.5 (+1)	1,250 (-6%)	9mo	$173,000	$138	46
7 East St	0.52mi	4/2.5 (+1)	1,470 (+11%)	2mo	$215,000	$146	44
2 Lincoln St	0.75mi	3/1.5	1,432 (+8%)	10mo	$173,000	$121	42
48 Union St	0.73mi	3/1.5	1,496 (+13%)	6mo	$325,000	$217	37

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: 24.0%
• Equity multiple: 2.93×
• Total profit: $97,051
• Equity at exit: $162,158

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $286,824
• Equity at exit: $349,700

Cash invested: $50,400 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$331 /mo · $3,975/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-17

Break-even live

Break-even rent $1,709

Max offer price $177,026

Occupancy floor 96%

Sensitivity live

Price	-10% $85	-5% $34	+0% $-17	+5% $-68	+10% $-119
Rent	-10% $-150	-5% $-84	+0% $-17	+5% $50	+10% $116
Rate	-1.0pp $74	-0.5pp $29	base $-17	+0.5pp $-63	+1.0pp $-111

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	44d	1	1.25mi

Listing history 23 events

1. 2026-06-19
   days on market $180,000 Active 27 DOM
2. 2026-06-18
   days on market $180,000 Active 26 DOM
3. 2026-06-17
   days on market $180,000 Active 25 DOM
4. 2026-06-16
   days on market $180,000 Active 24 DOM
5. 2026-06-15
   days on market $180,000 Active 23 DOM
6. 2026-06-14
   days on market $180,000 Active 21 DOM
7. 2026-06-12
   days on market $180,000 Active 20 DOM
8. 2026-06-09
   days on market $180,000 Active 17 DOM
9. 2026-06-08
   days on market $180,000 Active 16 DOM
10. 2026-06-07
    days on market $180,000 Active 15 DOM
11. 2026-06-07
    days on market $180,000 Active 14 DOM
12. 2026-06-02
    days on market $180,000 Active 10 DOM
13. 2026-06-01
    days on market $180,000 Active 9 DOM
14. 2026-05-31
    days on market $180,000 Active 8 DOM
15. 2026-05-31
    days on market $180,000 Active 7 DOM
16. 2026-05-23
    listed $180,000 Active
17. 2007-06-08
    soldstatus $94,000
18. 2007-06-06
    soldstatus $94,000 314-char remark

    Show marketing remark (314 chars)

    Sweet and very affordable farmhouse in convenient to everything center city location. Newer kitchen with laundry. Well maintained, some floors freshly sanded and other updates have been done. This would make a wonderful starter home for young family or could be a profitable student rental. Very motivated seller!!

19. 2006-10-16
    listed $110,000 314-char remark

    Show marketing remark (314 chars)

    Sweet and very affordable farmhouse in convenient to everything center city location. Newer kitchen with laundry. Well maintained, some floors freshly sanded and other updates have been done. This would make a wonderful starter home for young family or could be a profitable student rental. Very motivated seller!!

20. 2004-09-01
    soldstatus $76,000 420-char remark

    Show marketing remark (420 chars)

    Cozy as can be. This center city home has modern kitchen, nice flow to diningroom and livingroom plus 3 bedrooms on the 2nd floor. Walk to school, church and shopping. Nice patio area in back that once was a garage. Perennial gardens will delight you in the spring. Many new updates that include sheetrock, ceilings, ceilng fans to mention a few. Priced right and in move-in condition. Perfect home for the young family.

21. 2004-09-01
    soldstatus $76,000

    Show marketing remark (420 chars)

    Cozy as can be. This center city home has modern kitchen, nice flow to diningroom and livingroom plus 3 bedrooms on the 2nd floor. Walk to school, church and shopping. Nice patio area in back that once was a garage. Perennial gardens will delight you in the spring. Many new updates that include sheetrock, ceilings, ceilng fans to mention a few. Priced right and in move-in condition. Perfect home for the young family.

22. 2003-12-12
    listed $79,900 420-char remark

    Show marketing remark (420 chars)

    Cozy as can be. This center city home has modern kitchen, nice flow to diningroom and livingroom plus 3 bedrooms on the 2nd floor. Walk to school, church and shopping. Nice patio area in back that once was a garage. Perennial gardens will delight you in the spring. Many new updates that include sheetrock, ceilings, ceilng fans to mention a few. Priced right and in move-in condition. Perfect home for the young family.

23. 1993-11-03
    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: $3,975 · $331/mo
• Projected year-2 tax: $3,975 · $331/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 8 d/yr ≥93°F today · 18 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: $20,254
• − Mortgage interest: −$10,083
• − Property taxes: −$3,975
• − Insurance: −$900
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,236
• Taxable loss: −$3,181
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $561/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

+800.0% since first listed

8 events — show timeline

• 2026-05-23 Listed $180,000 UNYREIS
• 2007-06-08 Sold (Public Records) $94,000 Public Records
• 2007-06-06 Sold (MLS) $94,000 UNYREIS
• 2006-10-16 Listed $110,000 UNYREIS
• 2004-09-01 Sold (Public Records) $76,000 Public Records
• 2004-09-01 Sold (MLS) $76,000 UNYREIS
• 2003-12-12 Listed $79,900 UNYREIS
• 1993-11-03 Sold (Public Records) $20,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,975 · +5.5% YoY. Source: county tax records.