11 Linden Ave · Oneonta, NY 13820

$165,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 7 Days on market

Built 1920 6,970 sqft lot Est $221k · 25% under

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Why this score? — see what drove the C+ 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 11 Linden Ave, a charming home nestled in a quiet Oneonta neighborhood just minutes from downtown, SUNY Oneonta, and Hartwick College. This inviting property offers a blend of classic character and everyday comfort, featuring spacious living areas filled with natural light and a functional layout ideal for both relaxing and entertaining. The home boasts generously sized bedrooms, a bright kitchen with ample cabinetry, and a cozy living room perfect for gathering. One of the standout features is the elevated backyard, accessed by stairs, offering beautiful views overlooking the city—an ideal setting for outdoor relaxation, entertaining, or enjoying sunsets. A convenient loca

Key facts

• Elevated backyard
• Convenient location
• Beautiful views

Tags

• ELEVATED BACKYARD
• BEAUTIFUL VIEWS
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity available and connected; Public water connected; Sewer connected
• Home design: Two-story property; Vinyl siding; Resale condition; Existing construction
• Construction: Stone foundation; Vinyl siding exterior
• Exterior features: Open porch; Rectangular residential lot; City street frontage; Lot dimensions approximately 53 x 132

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 10; Includes living room, laundry, and other rooms; Has full basement
• Flooring: Hardwood; Carpet; Ceramic tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main level bathroom
• Heating & cooling: Forced air gas heating; Heating present
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; See remarks
• Laundry & utility: Washer and dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $60 ($718/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 6.7% vs local median 5.5% in Oneonta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $97k; list at $165k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 1.02% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $220,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Union St	0.44mi	3/1.5	1,496 (-1%)	6mo	$325,000	$217	73
35 Church St	0.35mi	3/1.5	1,548 (+2%)	9mo	$140,000	$90	73
24 Spruce St	0.15mi	3/1.0	1,350 (-11%)	5mo	$185,000	$137	69
7 East St	0.36mi	4/2.5 (+1)	1,470 (-3%)	2mo	$215,000	$146	68
12 Brook St	0.13mi	2/1.5 (-1)	1,330 (-12%)	4mo	$208,500	$157	65
2 Lincoln St	0.41mi	3/1.5	1,432 (-5%)	10mo	$173,000	$121	64
90 Clinton St	0.16mi	4/2.5 (+1)	1,344 (-11%)	6mo	$240,000	$179	60
12 Woodside Ave	0.61mi	3/2.0	1,464 (-3%)	8mo	$199,000	$136	57
15 Church St	0.45mi	3/1.0	1,344 (-11%)	4mo	$220,000	$164	55
21 Cherry St	0.37mi	3/2.0	1,288 (-15%)	3mo	$161,000	$125	54
147 West St	0.46mi	3/3.5	1,668 (+10%)	6mo	$440,000	$264	48
1 Crestmont Ter	0.72mi	3/1.5	1,650 (+9%)	8mo	$226,900	$138	44

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $93,784
• Equity at exit: $148,645

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $273,396
• Equity at exit: $320,559

Cash invested: $46,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$341 /mo · $4,091/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $60

Break-even live

Break-even rent $1,614

Max offer price $165,000

Occupancy floor 91%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	43d	1	1.24mi

Listing history 7 events

1. 2026-06-19
   days on market $165,000 Active 7 DOM
2. 2026-06-18
   days on market $165,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 5 DOM
4. 2026-06-16
   days on market $165,000 Active 4 DOM
5. 2026-06-15
   days on market $165,000 Active 3 DOM
6. 2026-06-12
   remarks 693-char remark
7. 2026-06-12
   listed $165,000 Active 1 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: $4,091 · $341/mo
• Projected year-2 tax: $4,091 · $341/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: $20,275
• − Mortgage interest: −$9,243
• − Property taxes: −$4,091
• − Insurance: −$825
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,800
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,181/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

+50.0% since first listed

12 events — show timeline

• 2026-06-12 Listed $165,000 UNYREIS
• 2024-02-06 Listing Removed — UNYREIS
• 2024-02-06 Listing Removed — UNYREIS
• 2024-02-06 Listed $159,900 UNYREIS
• 2024-01-31 Listing Removed — UNYREIS
• 2023-11-24 Contingent — UNYREIS
• 2023-10-20 Price Changed $154,900 UNYREIS
• 2023-08-08 Listed $165,000 UNYREIS
• 2013-09-05 Listed $105,000 UNYREIS
• 2011-07-21 Sold (Public Records) $97,000 Public Records
• 2011-07-14 Sold (MLS) $97,000 UNYREIS
• 2011-05-15 Listed $110,000 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $4,091 · +5.5% YoY. Source: county tax records.