41 Greenbush St · Cortland, NY 13045

$189,900

8 bd · 3.0 ba · 3,052 sqft · MultiFamily public records · 162 Days on market

Built 1890 3,222 sqft lot $62/sqft · 39% below area Est $311k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Excellent investment or owner-occupied opportunity with this well-maintained three-family property generating $36,600 in annual rental income. The building features one spacious three-bedroom unit and two two-bedroom units, each with separate electric and gas meters, allowing for straightforward utility management and strong operating efficiency. Ideally located near public transportation and a nearby park, this property offers convenience that tenants appreciate, contributing to its solid rental history. Off-street parking adds further value and desirability. Whether you are an investor seeking consistent cash flow or a buyer looking to owner-occupy while offsetting expenses with rental income, this versatile property presents an excellent opportunity in a convenient location.

Key facts

• Annual rental income
• Off street parking
• Solid rental history

Tags

• THREE FAMILY PROPERTY
• ANNUAL RENTAL INCOME
• OFF STREET PARKING
• SOLID RENTAL HISTORY
• CONSISTENT CASH FLOW

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $688/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 6.2% in Cortland — 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 77/100 on livability (#201 in NY, #3,105 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, commute F.
• Cortland City School District (town): math 49% / reading 54% proficiency, ranked #368 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cortland High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 596 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Zoned-school proficiency averages 92% at this address vs 52% district-wide (+40 pts) — the actual schools serving this property are materially stronger than the Cortland City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.4%/yr); 143 active listings in the ZIP; 45 units permitted in Cortland County in 2024 (12 in 5+ unit buildings).
• At $4,585/mo this rent would consume 79% of the median local household income ($70k/yr) (locally 1488% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cortland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $190k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.41% ✓
• Cap rate: 19.34%
• Cash-on-cash: 46.58%
• DSCR: 3.07
• GRM: 3.5

CMA / ARV

• ARV (median comp): $310,601
• List price: $189,900
• Delta: -38.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 E Court St	0.05mi	7/3.0 (-1)	2,964 (-3%)	23mo	$165,000	$56	69
63 Groton Ave	0.54mi	8/4.0	2,808 (-8%)	6mo	$280,000	$100	52
44 Union St	0.64mi	8/3.0	2,684 (-12%)	1mo	$215,000	$80	49
51-53 Clinton Ave	0.19mi	7/3.0 (-1)	2,734 (-10%)	24mo	$225,000	$82	49

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.35×
• Total profit: $125,134
• Equity at exit: $28,315

10-year hold

• IRR: 57.5%
• Equity multiple: 8.32×
• Total profit: $389,413
• Equity at exit: $16,419

Cash invested: $53,172 (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 13045

• Home prices YoY: -9.3%
• Rents YoY: 8.4%
• Active inventory: 143
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,585 high
• Mortgage (P&I): −$996
• Tax from tax record: −$483 /mo · $5,798/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$963
• Net cashflow: $2,064

Break-even live

Break-even rent $1,972

Max offer price $189,900

Occupancy floor 50%

Sensitivity live

Price	-10% $2,171	-5% $2,118	+0% $2,064	+5% $2,010	+10% $1,956
Rent	-10% $1,702	-5% $1,883	+0% $2,064	+5% $2,245	+10% $2,426
Rate	-1.0pp $2,160	-0.5pp $2,112	base $2,064	+0.5pp $2,015	+1.0pp $1,965

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,930
1× unit	3	1	$1,655
Total (3 units)			$4,585

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $189,900 Active 162 DOM
2. 2026-06-21
   days on market $189,900 Active 161 DOM
3. 2026-06-19
   days on market $189,900 Active 159 DOM
4. 2026-06-18
   days on market $189,900 Active 158 DOM
5. 2026-06-17
   days on market $189,900 Active 157 DOM
6. 2026-06-16
   days on market $189,900 Active 156 DOM
7. 2026-06-15
   days on market $189,900 Active 155 DOM
8. 2026-06-14
   days on market $189,900 Active 153 DOM
9. 2026-06-12
   days on market $189,900 Active 152 DOM
10. 2026-06-09
    days on market $189,900 Active 149 DOM
11. 2026-06-08
    days on market $189,900 Active 148 DOM
12. 2026-06-07
    days on market $189,900 Active 147 DOM
13. 2026-06-05
    days on market $189,900 Active 144 DOM
14. 2026-06-03
    days on market $189,900 Active 143 DOM
15. 2026-06-02
    days on market $189,900 Active 142 DOM
16. 2026-06-01
    days on market $189,900 Active 141 DOM
17. 2026-05-31
    days on market $189,900 Active 140 DOM
18. 2026-05-30
    days on market $189,900 Active 139 DOM
19. 2026-01-11
    listed $189,900 Active 788-char remark

    Show marketing remark (788 chars)

    Excellent investment or owner-occupied opportunity with this well-maintained three-family property generating $36,600 in annual rental income. The building features one spacious three-bedroom unit and two two-bedroom units, each with separate electric and gas meters, allowing for straightforward utility management and strong operating efficiency. Ideally located near public transportation and a nearby park, this property offers convenience that tenants appreciate, contributing to its solid rental history. Off-street parking adds further value and desirability. Whether you are an investor seeking consistent cash flow or a buyer looking to owner-occupy while offsetting expenses with rental income, this versatile property presents an excellent opportunity in a convenient location.

20. 1999-06-25
    soldstatus $65,000

ⓘ 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: $5,798 · $483/mo
• Projected year-2 tax: $5,798 · $483/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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $55,020
• − Mortgage interest: −$10,637
• − Property taxes: −$5,798
• − Insurance: −$950
• − Repairs & maintenance: −$4,402
• − Management: −$4,402
• − Depreciation: −$5,524
• Taxable income: $23,307
• Est. tax owed @ 24.0%: −$5,594
• After-tax cash flow: $19,174/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: Cortland City School District
• NCES district ID: 3608460
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 54% ▲ 17.00%
• Median HH income: $42,413
• Composite: 43.29/100
• National rank: #3041
• State rank: #368 of 590 in NY

Livability — Cortland

• Score: 77/100
• State rank: #201
• US rank: #3105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cortland, NY
• County: Cortland County · 28,361 people
• City population: 28,361
• Metro: Cortland, NY
• Population (ZIP): 28,361
• Household income: $69,961
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1488.0

Population outlook (Cortland County) Hauer SSP2

• Today (2025): 47,543 people
• By 2030: 46,107 · -3.0%
• By 2040: 43,122 · -9.3%
• By 2050: 40,216 · -15.4%
• By 2075: 34,717 · -27.0%
• By 2100: 28,953 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Cortland

• 2024 margin: Lean R (+6.4) · D 46.8% · R 53.2%
• 2008→2024 swing: -16.4pp toward R · 2008: 10.0pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+1.9 2016: R+6.7 2012: D+8.8 2008: D+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.78%
• Current HPI: 289.515
• Rent YoY: ▲ 8.37%
• Metro: Cortland, 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

+192.2% since first listed

2 events — show timeline

• 2026-01-11 Listed $189,900 CNYIS
• 1999-06-25 Sold (Public Records) $65,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,798 · +4.2% YoY. Source: county tax records.