60 East James St · Richfield Springs, NY 13439

$69,900

3 bd · 1.0 ba · 1,869 sqft · SingleFamily public records · 13 Days on market

Built 1900 9,147 sqft lot $37/sqft · 53% below area

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Why this score? — see what drove the B+ 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
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome To 60 E James St! This Parcel Features: -0.2 Acres. -Detached Garage. -Front And Backyard. -Public Sewer And Water. Property Needs Work. Cash. As Is. Assignment Of Contract.

Key facts

• 9,147 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 73/100 on livability (#328 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• Richfield Springs Central School District (rural): math 47% / reading 43% proficiency, ranked #575 of 755 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 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 $2k of equity ($483 loan paydown + $1k appreciation (1.5% 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 (1.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 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 $69,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.81% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.51%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $150,099
• List price: $69,900
• Delta: -53.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Main St	0.32mi	3/2.0	1,943 (+4%)	7mo	$285,000	$147	69
23 Elm St	0.53mi	3/1.5	1,976 (+6%)	6mo	$155,000	$78	59
33 River St	0.59mi	4/2.0 (+1)	1,760 (-6%)	3mo	$109,900	$62	51
7 Monticello St	0.75mi	4/1.5 (+1)	1,924 (+3%)	9mo	$239,000	$124	46
20 William St	0.41mi	3/1.5	1,596 (-15%)	16mo	$61,000	$38	41
17 River St	0.60mi	3/1.0	1,618 (-13%)	19mo	$125,000	$77	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.83×
• Total profit: $35,820
• Equity at exit: $25,735

10-year hold

• IRR: 36.5%
• Equity multiple: 5.54×
• Total profit: $88,760
• Equity at exit: $35,696

Cash invested: $19,572 (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 13439

• Home prices YoY: 0.5%
• Active inventory: 40
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $514

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 13 DOM
2. 2026-06-17
   days on market $69,900 Active 12 DOM
3. 2026-06-17
   remarks 459-char remark
4. 2026-06-16
   days on market $69,900 Active 11 DOM
5. 2026-06-15
   days on market $69,900 Active 10 DOM
6. 2026-06-13
   days on market $69,900 Active 8 DOM
7. 2026-06-12
   remarks 426-char remark
8. 2026-06-12
   days on market $69,900 Active 7 DOM
9. 2026-06-09
   days on market $69,900 Active 4 DOM
10. 2026-06-08
    days on market $69,900 Active 3 DOM
11. 2026-06-07
    days on market $69,900 Active 2 DOM
12. 2026-06-07
    statusdays on marketlisting id $69,900 Active 1 DOM
13. 2026-03-11
    price $69,900 199-char remark

    Show marketing remark (199 chars)

    Welcome To 60 E James St! This Parcel Features: -0.2 Acres. -Detached Garage. -Front And Backyard. -Public Sewer And Water. Property Needs Work. Cash. As Is. Assignment Of Contract.

14. 2026-02-24
    price $74,900 199-char remark

    Show marketing remark (199 chars)

    Welcome To 60 E James St! This Parcel Features: -0.2 Acres. -Detached Garage. -Front And Backyard. -Public Sewer And Water. Property Needs Work. Cash. As Is. Assignment Of Contract.

15. 2026-02-04
    listed $79,900 Active 199-char remark

    Show marketing remark (199 chars)

    Welcome To 60 E James St! This Parcel Features: -0.2 Acres. -Detached Garage. -Front And Backyard. -Public Sewer And Water. Property Needs Work. Cash. As Is. Assignment Of Contract.

16. 2021-07-28
    soldstatus $87,550
17. 1997-11-25
    soldstatus $49,500

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

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 7 d/yr ≥90°F today · 17 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: $15,145
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,033
• Taxable income: $5,375
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $4,878/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: Richfield Springs Central School District
• NCES district ID: 3624570
• Math proficiency: 47% ▲ 2.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $44,046
• Composite: 40.3/100
• National rank: #7785
• State rank: #575 of 755 in NY

Livability — Richfield Springs

• Score: 73/100
• State rank: #328
• US rank: #5444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richfield Springs, NY
• City population: 3,667
• Population (ZIP): 3,667

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 2% · Canada, Dominican Republic, China
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 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: ▲ 1.51%
• Current HPI: 336.0863
• 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

+41.2% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $69,900 Global MLS
• 2026-02-24 Price Changed $74,900 Global MLS
• 2026-02-04 Listed $79,900 Global MLS
• 2021-07-28 Sold (Public Records) $87,550 Public Records
• 1997-11-25 Sold (Public Records) $49,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,530 · +18.4% YoY. Source: county tax records.