230 Brooktondale Rd · Brooktondale, NY 14817

$89,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 39 Days on market

Built 1977 1.62 ac 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 +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Picture this. Almost 2 acres on Six Mile Creek in the hamlet of Brooktondale. Comes with a 1977 three-bed, one-bath raised ranch fixer upper that needs lots of love, care, and money to bring it back to life. A complete renovation inside. But when it's done? Another great home in Brooktondale. On the plus side: metal roof installed in 2017, newer water heater, new water pump in 2022, separate one-car garage with electric. Items of note: woodstove conveys as is and bank financing not available with this property. Ask yourself. Is a home renovation project in your future? Is this fixer upper calling your name?

Key facts

• Woodstove conveys
• Metal roof
• Newer water heater

Tags

• TWO ACRES
• METAL ROOF
• NEWER WATER HEATER
• NEW WATER PUMP
• SEPARATE ONE-CAR GARAGE
• WOODSTOVE CONVEYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Caroline Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 293 students, 32% FRL); Dewitt Middle School (math 47% / reading 72%, grade B, #161 of 729 statewide, top 24%, 478 students, 38% FRL); Ithaca Senior High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 1,341 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $307,632
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Brooktondale Rd	0.00mi	3/1.0	1,508 (0%)	1mo	$96,250	$64	99
269 Brooktondale Rd	0.14mi	3/2.0	1,296 (-14%)	4mo	$265,000	$204	62
23 Besemer Ln	0.43mi	3/2.0	1,512 (+0%)	23mo	$385,000	$255	57
1356 Coddington Rd	0.75mi	3/2.0	1,534 (+2%)	12mo	$312,980	$204	48
1947 Slaterville Rd	0.53mi	3/1.0	1,661 (+10%)	18mo	$237,500	$143	43

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: 41.3%
• Equity multiple: 4.15×
• Total profit: $78,615
• Equity at exit: $80,178

10-year hold

• IRR: 35.7%
• Equity multiple: 9.36×
• Total profit: $208,304
• Equity at exit: $172,907

Cash invested: $24,920 (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 14817

• Home prices YoY: 16.5%
• Active inventory: 13
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$363 /mo · $4,362/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $470

Break-even live

Break-even rent $1,098

Max offer price $89,000

Occupancy floor 67%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-06
   status Pending
2. 2026-03-03
   historical Active Under Contract
3. 2026-02-26
   listed $89,000 Active

ⓘ 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: $4,362 · $363/mo
• Projected year-2 tax: $4,362 · $363/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 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $20,320
• − Mortgage interest: −$4,985
• − Property taxes: −$4,362
• − Insurance: −$445
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$2,589
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,520/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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Brooktondale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,811

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Iranian 7% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 3%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 395.0138
• 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

3 events — show timeline

• 2026-04-06 Pending — IBRMLS
• 2026-03-03 Contingent — IBRMLS
• 2026-02-26 Listed $89,000 IBRMLS

Property tax history

-1.4%/yr

Latest (2025): $4,362 · +3.3% YoY. Source: county tax records.