12 Valleyview St · Oneonta, NY 13820

$195,000

5 bd · 2.0 ba · 2,154 sqft · MultiFamily public records · 15 Days on market

Built 1900 7,841 sqft lot Est $228k · 15% 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 +14.1/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Two Family Oneonta offers first and second floor apartments. Nice older style home with enclosed front porch, Garage, yard and some original interior features. Home is being sold AS IS.

Key facts

• Hardwood flooring
• Natural gas heat
• 7,841 sq ft lot

Tags

• INCOME PRODUCING PROPERTY
• PUBLIC WATER AND SEWER
• NATURAL GAS HEAT
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Owner pays: other/see remarks; Rent includes: see remarks
• Financial info: Two-unit investment property with separate gas and electric meters for each unit; One unit currently listed with $1,200 rent (reported); Operating expense details: see remarks

Exterior

• Parking: Attached garage with 2 parking spaces; Garage parking available
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily property; Resale property
• Construction: Composite siding; Existing construction
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 55 x 146

Interior

• Kitchen: Eat-in kitchen (in at least one unit)
• Bedrooms: Two 3-bedroom units (each unit is 3 bedrooms)
• Flooring: Hardwood; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive. Per door: $364/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.5% 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.
• 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).
• At $2,807/mo this rent would consume 51% of the median local household income ($66k/yr) (locally 662% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $55k 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 15 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 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 $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $228,324
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Hudson St	0.31mi	4/2.0 (-1)	2,110 (-2%)	1mo	$223,000	$106	76
18-20 Rose Ave	0.34mi	4/3.0 (-1)	2,176 (+1%)	5mo	$90,000	$41	70
1 Rose Ave	0.34mi	5/3.0	1,920 (-11%)	2mo	$132,500	$69	60
82 Hudson St	0.30mi	6/2.0 (+1)	2,016 (-6%)	17mo	$235,000	$117	56
22 Fair St	0.28mi	5/3.0	2,024 (-6%)	23mo	$202,000	$100	53
74 Ford Ave	0.73mi	5/2.0	2,076 (-4%)	20mo	$245,000	$118	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: 36.1%
• Equity multiple: 3.80×
• Total profit: $152,676
• Equity at exit: $175,671

10-year hold

• IRR: 31.1%
• Equity multiple: 8.57×
• Total profit: $413,419
• Equity at exit: $378,842

Cash invested: $54,600 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,807 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$386 /mo · $4,632/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $728

Break-even live

Break-even rent $1,886

Max offer price $195,000

Occupancy floor 69%

Sensitivity live

Price	-10% $838	-5% $783	+0% $728	+5% $672	+10% $617
Rent	-10% $506	-5% $617	+0% $728	+5% $839	+10% $949
Rate	-1.0pp $826	-0.5pp $777	base $728	+0.5pp $677	+1.0pp $626

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,808
Total (2 units)			$2,807

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15881 State Highway 8 Masonville, NY	4.0	1.0	1500	$1,250	$0.83	44d	1	0.94mi

Listing history 12 events

1. 2026-06-19
   days on market $195,000 Active 15 DOM
2. 2026-06-18
   days on market $195,000 Active 14 DOM
3. 2026-06-17
   days on market $195,000 Active 13 DOM
4. 2026-06-16
   days on market $195,000 Active 12 DOM
5. 2026-06-15
   days on market $195,000 Active 11 DOM
6. 2026-06-14
   days on market $195,000 Active 9 DOM
7. 2026-06-12
   days on market $195,000 Active 8 DOM
8. 2026-06-09
   days on market $195,000 Active 5 DOM
9. 2026-06-08
   days on market $195,000 Active 4 DOM
10. 2026-06-07
    days on market $195,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $195,000 Active 2 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: $4,632 · $386/mo
• Projected year-2 tax: $4,632 · $386/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 ≥92°F today · 19 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: $33,684
• − Mortgage interest: −$10,923
• − Property taxes: −$4,632
• − Insurance: −$975
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$5,673
• Taxable income: $6,091
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $7,270/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

+204.7% since first listed

7 events — show timeline

• 2026-06-04 Listed $195,000 UNYREIS
• 2023-06-16 Sold (Public Records) $160,000 Public Records
• 2018-09-21 Sold (Public Records) $118,000 Public Records
• 2011-04-04 Sold (MLS) $54,000 UNYREIS
• 2011-02-16 Listed $52,900 UNYREIS
• 2010-11-24 Sold (Public Records) $100,000 Public Records
• 2001-10-29 Sold (Public Records) $64,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,632 · +5.6% YoY. Source: county tax records.