7 Columbia St · Oneonta, NY 13820

$35,000

3 bd · 2.0 ba · — sqft · SingleFamily public records · 65 Days on market

Built 1900 3,049 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Prime opportunity in the City of Oneonta! This vacant lot features a one-bay garage and an existing blacktop driveway, offering a head start for your next project. Conveniently located close to shopping, dining, schools, and all local amenities. Whether you are looking to build your dream home or develop a duplex to use for income potential, this property offers flexibility and strong investment appeal. A rare find with existing improvements-bring your vision and make it yours.

Key facts

• Blacktop driveway
• Close to schools
• Close to dining

Tags

• ONE BAY GARAGE
• BLACKTOP DRIVEWAY
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.7% vs local median 5.5% in Oneonta — 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 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1900 — 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. 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: 3.95% ✓
• Cap rate: 35.69%
• Cash-on-cash: 104.99%
• DSCR: 5.67
• GRM: 2.1

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Cherry St	0.09mi	3/2.0	1,288	3mo	$161,000	$125	80
13 Central Ave	0.16mi	3/1.5	1,937	1mo	$257,000	$133	77
24 Spruce St	0.17mi	3/1.0	1,350	5mo	$185,000	$137	72
15 Church St	0.19mi	3/1.0	1,344	4mo	$220,000	$164	71
50 Center St	0.19mi	4/1.5 (+1)	2,176	3mo	$310,000	$142	70
12 Brook St	0.16mi	2/1.5 (-1)	1,330	4mo	$208,500	$157	70
53 Center St	0.22mi	4/2.5 (+1)	2,924	6mo	$260,000	$89	66
82 West St	0.29mi	4/2.0 (+1)	2,324	5mo	$100,000	$43	65
162 Chestnut St	0.52mi	3/2.0	1,370	4mo	$50,000	$36	60
3 Normal Ave	0.51mi	3/1.5	2,068	5mo	$230,000	$111	58
7 East St	0.47mi	4/2.5 (+1)	1,470	2mo	$215,000	$146	57
45 Union St	0.64mi	4/2.5 (+1)	2,300	4mo	$280,000	$122	47

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: —
• Equity multiple: 8.52×
• Total profit: $73,688
• Equity at exit: $31,531

10-year hold

• IRR: —
• Equity multiple: 18.76×
• Total profit: $174,089
• Equity at exit: $67,997

Cash invested: $9,800 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $857

Break-even live

Break-even rent $298

Max offer price $35,000

Occupancy floor 33%

Sensitivity live

Price	-10% $877	-5% $867	+0% $857	+5% $848	+10% $838
Rent	-10% $748	-5% $803	+0% $857	+5% $912	+10% $967
Rate	-1.0pp $875	-0.5pp $866	base $857	+0.5pp $848	+1.0pp $839

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Market St Oneonta, NY	2.0	1.0	400	$1,400	$3.50	44d	1	0.48mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	44d	1	0.95mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	44d	1	1.20mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	44d	1	1.20mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	44d	1	1.22mi

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 65 DOM
2. 2026-06-18
   days on market $35,000 Active 64 DOM
3. 2026-06-17
   days on market $35,000 Active 63 DOM
4. 2026-06-16
   days on market $35,000 Active 62 DOM
5. 2026-06-15
   days on market $35,000 Active 61 DOM
6. 2026-06-14
   days on market $35,000 Active 59 DOM
7. 2026-06-12
   days on market $35,000 Active 58 DOM
8. 2026-06-09
   days on market $35,000 Active 55 DOM
9. 2026-06-08
   days on market $35,000 Active 54 DOM
10. 2026-06-07
    days on market $35,000 Active 53 DOM
11. 2026-06-07
    pricedays on market $35,000 Active 52 DOM
12. 2026-06-02
    days on market $42,900 Active 48 DOM
13. 2026-06-01
    days on market $42,900 Active 47 DOM
14. 2026-05-31
    days on market $42,900 Active 46 DOM
15. 2026-05-31
    days on market $42,900 Active 45 DOM
16. 2026-05-20
    price $42,900 482-char remark

    Show marketing remark (482 chars)

    Prime opportunity in the City of Oneonta! This vacant lot features a one-bay garage and an existing blacktop driveway, offering a head start for your next project. Conveniently located close to shopping, dining, schools, and all local amenities. Whether you are looking to build your dream home or develop a duplex to use for income potential, this property offers flexibility and strong investment appeal. A rare find with existing improvements-bring your vision and make it yours.

17. 2026-04-14
    listed $47,900 Active 482-char remark

    Show marketing remark (482 chars)

    Prime opportunity in the City of Oneonta! This vacant lot features a one-bay garage and an existing blacktop driveway, offering a head start for your next project. Conveniently located close to shopping, dining, schools, and all local amenities. Whether you are looking to build your dream home or develop a duplex to use for income potential, this property offers flexibility and strong investment appeal. A rare find with existing improvements-bring your vision and make it yours.

18. 1996-01-09
    soldstatus $40,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$74/yr (+$6/mo · 16.7%)

ⓘ 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: $16,595
• − Mortgage interest: −$1,961
• − Property taxes: −$444
• − Insurance: −$175
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$1,018
• Taxable income: $10,343
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $7,807/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

+7.2% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $42,900 UNYREIS
• 2026-04-14 Listed $47,900 UNYREIS
• 1996-01-09 Sold (Public Records) $40,000 Public Records

Property tax history

-16.4%/yr

Latest (2025): $444 · -90.7% YoY. Source: county tax records.