6 West St · Morris, NY 13808

$140,000

2 bd · 1.5 ba · 1,668 sqft · SingleFamily public records · 633 Days on market

Built 1790 0.39 ac lot $84/sqft · 36% below area Est $219k · 36% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Appreciation +5.9/10.0
• Schools +4.5/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1790

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.3% below list).
• Recommended offer: $110k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#1,167 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A; Watch: health & safety C-, housing D+, amenities F.
• Morris Central School District (rural): math 55% / reading 45% proficiency, ranked #464 of 755 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 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 $4k of equity ($968 loan paydown + $3k appreciation (1.9% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 633 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $140k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1790 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,201 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 633 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1790 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $219,011
• List price: $140,000
• Delta: -36.08%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Broad St	0.23mi	3/2.0 (+1)	1,700 (+2%)	7mo	$34,000	$20	73
38 Hargrave St	0.48mi	3/1.5 (+1)	1,628 (-2%)	19mo	$270,000	$166	53
5 Lake St	0.35mi	3/1.5 (+1)	1,542 (-8%)	21mo	$245,000	$159	49

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

Projected returns pro-forma

1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-962
• Equity at exit: $54,375

10-year hold

• IRR: 3.9%
• Equity multiple: 1.53×
• Total profit: $20,928
• Equity at exit: $77,656

Cash invested: $39,200 (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 13808

• Home prices YoY: 0.5%
• Active inventory: 14
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-154

Break-even live

Break-even rent $1,297

Max offer price $112,768

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $140,000 Active 633 DOM
2. 2026-06-17
   days on market $140,000 Active 632 DOM
3. 2026-06-16
   days on market $140,000 Active 631 DOM
4. 2026-06-15
   days on market $140,000 Active 630 DOM
5. 2026-06-13
   days on market $140,000 Active 628 DOM
6. 2026-06-12
   days on market $140,000 Active 627 DOM
7. 2026-06-09
   days on market $140,000 Active 624 DOM
8. 2026-06-08
   days on market $140,000 Active 623 DOM
9. 2026-06-07
   days on market $140,000 Active 622 DOM
10. 2026-06-07
    days on market $140,000 Active 621 DOM
11. 2026-06-04
    days on market $140,000 Active 618 DOM
12. 2026-06-02
    days on market $140,000 Active 617 DOM
13. 2026-06-01
    days on market $140,000 Active 616 DOM
14. 2026-05-31
    days on market $140,000 Active 615 DOM
15. 2026-03-05
    status Active 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

16. 2026-02-19
    historical Active Under Contract 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

17. 2025-09-03
    price $140,000 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

18. 2025-02-06
    price $150,000 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

19. 2024-11-25
    price $155,000 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

20. 2024-11-19
    status Active 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

21. 2024-10-24
    historical Active Under Contract 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

22. 2024-09-20
    listed $160,000 Active 519-char remark

    Show marketing remark (519 chars)

    Riiinnnnng! Is that the school late bell? Not for your kids 'cause just a hop, skip, and a jump. .. and they'll be on the Morris Central School grounds directly across the street from this 3 br 2 1/2 bath home! Recent upgrades have been made to the kitchen, bath, and heating systems. Great backyard for gardens, pets, and playmates. A separate "barn" might serve as a good workshop or maybe whatever you might have a need for. Business-minded seller says come, look, and let's see if we can make a deal!

23. 2022-10-11
    soldstatus $74,000
24. 2022-10-05
    soldstatus $74,000 1020-char remark

    Show marketing remark (1020 chars)

    Super location with a nice setting! This home is on a dead end street a block from Morris Central School . It has GREAT OUTDOOR SPACE with a big BACK YARD, FIRE PIT, LEAN-TO for storage and a TWO TIERED DECK. There's also a TWO STORY BARN with a WORKSHOP and OVERHEAD DOOR. Could fit two cars inside, easily. Although the house is in the process of some repairs it has a GREAT LAYOUT with HARDWOOD FLOORING and a wood burning FIREPLACE. Kitchen is open to the dining area and living area, which leads directly to the deck for entertaining or just grilling dinner. The front living room has wood floors and there's a cozy FAMILY ROOM with a fireplace. Upstairs there are two nice size bedrooms with hardwood floors and a full bath. Master bedroom has a LARGE WALK IN CLOSET. There is a 1/2 bath on the first floor as well. The MUD ROOM offers storage and laundry hookup. Most windows are VINYL REPLACEMENT. Close to village amenities and 20 minutes to Oneonta or Norwich for shopping. Schedule your private shwoing today!

25. 2022-10-05
    soldstatus $74,000 Closed

    Show marketing remark (1020 chars)

    Super location with a nice setting! This home is on a dead end street a block from Morris Central School . It has GREAT OUTDOOR SPACE with a big BACK YARD, FIRE PIT, LEAN-TO for storage and a TWO TIERED DECK. There's also a TWO STORY BARN with a WORKSHOP and OVERHEAD DOOR. Could fit two cars inside, easily. Although the house is in the process of some repairs it has a GREAT LAYOUT with HARDWOOD FLOORING and a wood burning FIREPLACE. Kitchen is open to the dining area and living area, which leads directly to the deck for entertaining or just grilling dinner. The front living room has wood floors and there's a cozy FAMILY ROOM with a fireplace. Upstairs there are two nice size bedrooms with hardwood floors and a full bath. Master bedroom has a LARGE WALK IN CLOSET. There is a 1/2 bath on the first floor as well. The MUD ROOM offers storage and laundry hookup. Most windows are VINYL REPLACEMENT. Close to village amenities and 20 minutes to Oneonta or Norwich for shopping. Schedule your private shwoing today!

26. 2022-09-14
    listed Active Under Contract
27. 2022-07-27
    listed $89,900 1020-char remark

    Show marketing remark (1020 chars)

    Super location with a nice setting! This home is on a dead end street a block from Morris Central School . It has GREAT OUTDOOR SPACE with a big BACK YARD, FIRE PIT, LEAN-TO for storage and a TWO TIERED DECK. There's also a TWO STORY BARN with a WORKSHOP and OVERHEAD DOOR. Could fit two cars inside, easily. Although the house is in the process of some repairs it has a GREAT LAYOUT with HARDWOOD FLOORING and a wood burning FIREPLACE. Kitchen is open to the dining area and living area, which leads directly to the deck for entertaining or just grilling dinner. The front living room has wood floors and there's a cozy FAMILY ROOM with a fireplace. Upstairs there are two nice size bedrooms with hardwood floors and a full bath. Master bedroom has a LARGE WALK IN CLOSET. There is a 1/2 bath on the first floor as well. The MUD ROOM offers storage and laundry hookup. Most windows are VINYL REPLACEMENT. Close to village amenities and 20 minutes to Oneonta or Norwich for shopping. Schedule your private shwoing today!

28. 2022-07-27
    listed $89,900

    Show marketing remark (1020 chars)

    Super location with a nice setting! This home is on a dead end street a block from Morris Central School . It has GREAT OUTDOOR SPACE with a big BACK YARD, FIRE PIT, LEAN-TO for storage and a TWO TIERED DECK. There's also a TWO STORY BARN with a WORKSHOP and OVERHEAD DOOR. Could fit two cars inside, easily. Although the house is in the process of some repairs it has a GREAT LAYOUT with HARDWOOD FLOORING and a wood burning FIREPLACE. Kitchen is open to the dining area and living area, which leads directly to the deck for entertaining or just grilling dinner. The front living room has wood floors and there's a cozy FAMILY ROOM with a fireplace. Upstairs there are two nice size bedrooms with hardwood floors and a full bath. Master bedroom has a LARGE WALK IN CLOSET. There is a 1/2 bath on the first floor as well. The MUD ROOM offers storage and laundry hookup. Most windows are VINYL REPLACEMENT. Close to village amenities and 20 minutes to Oneonta or Norwich for shopping. Schedule your private shwoing today!

29. 2012-08-01
    historical
30. 2010-08-31
    listed $69,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,243 · $187/mo
• Expected delta: +$123/yr (+$10/mo · 5.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $13,224
• − Mortgage interest: −$7,842
• − Property taxes: −$2,120
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$4,073
• Taxable loss: −$4,293
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $-819/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: Morris Central School District
• NCES district ID: 3619860
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $48,249
• Composite: 44.66/100
• National rank: #6000
• State rank: #464 of 755 in NY

Livability — Morris

• Score: 51/100
• State rank: #1167
• US rank: #25400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morris, NY
• Population (ZIP): 1,486

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 6%

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: ▲ 1.89%
• Current HPI: 410.1348
• 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

+102.9% since first listed

16 events — show timeline

• 2026-03-05 Relisted — UNYREIS
• 2026-02-19 Contingent — UNYREIS
• 2025-09-03 Price Changed $140,000 UNYREIS
• 2025-02-06 Price Changed $150,000 UNYREIS
• 2024-11-25 Price Changed $155,000 UNYREIS
• 2024-11-19 Relisted — UNYREIS
• 2024-10-24 Contingent — UNYREIS
• 2024-09-20 Listed $160,000 UNYREIS
• 2022-10-11 Sold (Public Records) $74,000 Public Records
• 2022-10-05 Sold (MLS) $74,000 ODBOR
• 2022-10-05 Sold (MLS) $74,000 UNYREIS
• 2022-09-14 Listed — ODBOR
• 2022-07-27 Listed $89,900 ODBOR
• 2022-07-27 Listed $89,900 UNYREIS
• 2012-08-01 Listing Removed — UNYREIS
• 2010-08-31 Listed $69,000 UNYREIS

Property tax history

-0.9%/yr

Latest (2025): $2,120 · +26.2% YoY. Source: county tax records.