78-80 Center St · Oneonta, NY 13820

$199,000

6 bd · 2.0 ba · 2,296 sqft · MultiFamily public records · 365 Days on market

Built 1900 Fair condition 3,485 sqft lot $87/sqft · 56% below area

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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 +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks MLS

Spacious and versatile two-family home located in the heart of Oneonta. This property offers unbeatable convenience to shopping, restaurants, schools, and public transportation, just short distance to Main Street. This classic property features Off Street Parking! Two separate driveways(one on either side of the house) and a 1-Car detached garage, so parking is never an issue, a rare find in the city. The large enclosed front porch adds a charming touch, and the backyard is partially shaded with mature trees, perfect for relaxing or gardening. Each unit has its own entrance and utilities, making this a great income-generating property or live-in-one and rent-the-other. Currently, the home is tenant-occupied on a month to month basis, but would make a great owner occupy property with income from the second unit. Inside, the home may benefit from some light renovations—an excellent opportunity for buyers to personalize the space or add value through updates. Whether you're an investor looking for a great rental opportunity or a homeowner ready to create your dream duplex, this property offers tons of potential. Don’t miss your chance to own a home in a prime location!

Key facts

• Off street parking
• Two family home
• 3,485 sq ft lot

Tags

• TWO FAMILY HOME
• OFF STREET PARKING
• TWO SEPARATE DRIVEWAYS
• 1 CAR DETACHED GARAGE
• LARGE ENCLOSED FRONT PORCH
• PARTIALLY SHADED BACKYARD

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive. Per door: $397/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.3% 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.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 199 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, 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 365 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.52% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (median comp): $453,885
• List price: $199,000
• Delta: -56.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Church St	0.37mi	7/2.0 (+1)	2,354 (+2%)	4mo	$360,000	$153	70
16-18 Brook St	0.35mi	5/2.0 (-1)	2,000 (-13%)	4mo	$140,000	$70	54
20 Otsego St	0.30mi	7/3.0 (+1)	2,669 (+16%)	1mo	$270,000	$101	51
74 Ford Ave	0.19mi	5/2.0 (-1)	2,076 (-10%)	23mo	$245,000	$118	51
3 Reynolds Ave	0.32mi	6/2.0	1,950 (-15%)	18mo	$240,000	$123	45
14 Ann St	0.84mi	5/2.0 (-1)	2,140 (-7%)	12mo	$179,900	$84	38
56-58 East St	0.32mi	7/3.0 (+1)	1,926 (-16%)	17mo	$322,500	$167	37
51-53 Church St	0.32mi	5/3.0 (-1)	2,668 (+16%)	20mo	$370,000	$139	34
82 Hudson St	0.85mi	6/2.0	2,016 (-12%)	20mo	$235,000	$117	28
469 Main St	0.65mi	5/2.0 (-1)	2,564 (+12%)	22mo	$140,000	$55	27
1 Rose Ave	0.89mi	5/3.0 (-1)	1,920 (-16%)	5mo	$132,500	$69	27
66-68 River St	0.98mi	5/3.5 (-1)	2,658 (+16%)	11mo	$244,900	$92	20

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: 37.0%
• Equity multiple: 3.86×
• Total profit: $159,111
• Equity at exit: $179,275

10-year hold

• IRR: 31.9%
• Equity multiple: 8.70×
• Total profit: $429,158
• Equity at exit: $386,613

Cash invested: $55,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 6 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $240,000 ($125/sqft)
• Median days on market: 96 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +58.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13820

• Home prices YoY: 22.7%
• Active inventory: 199
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$466 /mo · $5,597/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $794

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,020
Total (2 units)			$3,021

Break-even live

Break-even rent $2,016

Max offer price $199,000

Occupancy floor 69%

Sensitivity live

Price	-10% $906	-5% $850	+0% $794	+5% $737	+10% $681
Rent	-10% $555	-5% $674	+0% $794	+5% $913	+10% $1,032
Rate	-1.0pp $894	-0.5pp $844	base $794	+0.5pp $742	+1.0pp $690

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Cedar St Oneonta, NY	4.0	2.0	3482	$3,200	$0.92	2d	1	0.31mi
20 Gardner Pl Oneonta, NY	1.0–2.0	1.0–1.5	1055	$1,662	$1.58	2d	6	0.49mi
6 Market St Oneonta, NY	2.0	1.0	400	$1,400	$3.50	2d	1	0.57mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	139d	1	0.86mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	139d	1	0.86mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	139d	1	0.92mi
17 Fonda Ave Unit second Oneonta, NY	3.0	1.0	—	$1,450	—	2d	1	1.17mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	139d	1	1.22mi
15881 State Highway 8 Masonville, NY	4.0	1.0	1500	$1,250	$0.83	139d	1	1.32mi

Listing history 50 events

1. 2026-09-05
   days on market $199,000 Active 365 DOM
2. 2026-09-04
   days on market $199,000 Active 364 DOM
3. 2026-09-03
   days on market $199,000 Active 363 DOM
4. 2026-09-02
   days on market $199,000 Active 362 DOM
5. 2026-08-30
   days on market $199,000 Active 359 DOM
6. 2026-08-29
   days on market $199,000 Active 358 DOM
7. 2026-08-28
   days on market $199,000 Active 357 DOM
8. 2026-08-27
   days on market $199,000 Active 356 DOM
9. 2026-08-26
   days on market $199,000 Active 355 DOM
10. 2026-08-25
    days on market $199,000 Active 354 DOM
11. 2026-08-24
    days on market $199,000 Active 353 DOM
12. 2026-08-23
    days on market $199,000 Active 352 DOM
13. 2026-08-22
    days on market $199,000 Active 351 DOM
14. 2026-08-21
    days on market $199,000 Active 350 DOM
15. 2026-08-20
    days on market $199,000 Active 349 DOM
16. 2026-08-19
    days on market $199,000 Active 348 DOM
17. 2026-08-18
    days on market $199,000 Active 347 DOM
18. 2026-08-17
    days on market $199,000 Active 346 DOM
19. 2026-08-16
    days on market $199,000 Active 345 DOM
20. 2026-08-15
    days on market $199,000 Active 344 DOM
21. 2026-08-15
    days on market $199,000 Active 343 DOM
22. 2026-08-13
    days on market $199,000 Active 342 DOM
23. 2026-08-12
    days on market $199,000 Active 341 DOM
24. 2026-08-11
    days on market $199,000 Active 340 DOM
25. 2026-08-10
    days on market $199,000 Active 339 DOM
26. 2026-08-09
    days on market $199,000 Active 338 DOM
27. 2026-08-08
    days on market $199,000 Active 337 DOM
28. 2026-08-07
    days on market $199,000 Active 336 DOM
29. 2026-08-06
    days on market $199,000 Active 335 DOM
30. 2026-08-05
    days on market $199,000 Active 334 DOM
31. 2026-08-04
    days on market $199,000 Active 333 DOM
32. 2026-08-03
    days on market $199,000 Active 332 DOM
33. 2026-07-31
    days on market $199,000 Active 329 DOM
34. 2026-07-30
    days on market $199,000 Active 328 DOM
35. 2026-07-29
    days on market $199,000 Active 327 DOM
36. 2026-07-27
    days on market $199,000 Active 325 DOM
37. 2026-07-25
    days on market $199,000 Active 323 DOM
38. 2026-07-24
    days on market $199,000 Active 322 DOM
39. 2026-07-23
    days on market $199,000 Active 321 DOM
40. 2026-07-22
    days on market $199,000 Active 320 DOM
41. 2026-07-21
    days on market $199,000 Active 319 DOM
42. 2026-07-18
    days on market $199,000 Active 316 DOM
43. 2026-07-17
    days on market $199,000 Active 314 DOM
44. 2026-07-15
    days on market $199,000 Active 313 DOM
45. 2026-07-14
    days on market $199,000 Active 312 DOM
46. 2026-07-13
    days on market $199,000 Active 311 DOM
47. 2026-07-12
    days on market $199,000 Active 310 DOM
48. 2026-07-11
    days on market $199,000 Active 309 DOM
49. 2026-07-11
    days on market $199,000 Active 308 DOM
50. 2026-07-09
    days on market $199,000 Active 307 DOM

ⓘ 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: $5,597 · $466/mo
• Projected year-2 tax: $5,597 · $466/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: $36,252
• − Mortgage interest: −$11,147
• − Property taxes: −$5,597
• − Insurance: −$995
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − Depreciation: −$5,789
• Taxable income: $6,924
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $7,863/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab Est. rehab $57,400–$103,320 screening

This two-family home requires significant repairs and maintenance, including roof, exterior siding, interior walls, and landscaping. Immediate updates will enhance its curb appeal and value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is exposed and appears to be in poor condition.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage and possible plumbing issues.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major exterior siding — Weathered and in need of repainting
• Major interior walls — Signs of wear and potential water damage
• Major landscaping — Unkempt and in need of maintenance

Value-add opportunities

• Both paint exterior siding — Enhances curb appeal and value ↑
• Both repair roof — Fixes potential leaks and enhances value ↑
• Both paint interior walls — Enhances interior appearance and value ↑
• Both landscape — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Valleyview Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 Middle Oneonta Middle School D- NY #379/729 Nat'l #5,398/14,009 High Oneonta Senior High School A NY #409/1,100 Nat'l #817/17,239

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

B Composite livability gradescore 75/100

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 · 57,987 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: 10% of renters

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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%

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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%

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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

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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

+48.5% since first listed

5 events — show timeline

• 2026-04-26 Contingent — UNYREIS
• 2026-01-29 Price Changed $199,000 UNYREIS
• 2025-09-05 Listed $230,000 UNYREIS
• 2025-07-29 Listed $210,000 Fizber.com
• 2005-06-08 Sold (Public Records) $134,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,597 · +5.5% YoY. Source: county tax records.