51830 State Highway 10 · Bloomville, NY 13739

$169,000

5 bd · 3.5 ba · 2,252 sqft · MultiFamily public records · 270 Days on market

Built 1900

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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 +15.0/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 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: 3 units. confirmed

Listing remarks MLS

A great opportunity to own an investment property in Delaware County New York. This three family home brings in $25,000.00 per year in income. You can live in one apartment and have the tenants pay your mortgage. Has a nice view in the backyard. taxes $5800.00 per year

Key facts

• Three family home
• Investment property
• Nice view

Tags

• INVESTMENT PROPERTY
• THREE FAMILY HOME
• NICE VIEW

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.2-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#771 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• South Kortright Central School District (rural): math 50% / reading 40% proficiency, ranked #558 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.3% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $60k; list at $169k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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 1900 — 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 F-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. 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: 4.91% ✓
• Cap rate: 43.31%
• Cash-on-cash: 132.20%
• DSCR: 6.88
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.33×
• Total profit: $394,014
• Equity at exit: $120,027

10-year hold

• IRR: —
• Equity multiple: 19.96×
• Total profit: $897,075
• Equity at exit: $230,686

Cash invested: $47,320 (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 13739

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $8,299 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$386 /mo · $4,637/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,743
• Net cashflow: $5,213

Break-even live

Break-even rent $1,700

Max offer price $169,000

Occupancy floor 32%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.2	$8,298
Total (3 units)			$8,299

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $169,000 Active 270 DOM
2. 2026-06-17
   days on market $169,000 Active 269 DOM
3. 2026-06-16
   days on market $169,000 Active 268 DOM
4. 2026-06-15
   days on market $169,000 Active 267 DOM
5. 2026-06-13
   days on market $169,000 Active 265 DOM
6. 2026-06-12
   days on market $169,000 Active 264 DOM
7. 2026-06-09
   days on market $169,000 Active 261 DOM
8. 2026-06-08
   days on market $169,000 Active 260 DOM
9. 2026-06-07
   days on market $169,000 Active 259 DOM
10. 2026-06-05
    days on market $169,000 Active 257 DOM
11. 2026-06-04
    days on market $169,000 Active 255 DOM
12. 2026-06-02
    days on market $169,000 Active 254 DOM
13. 2026-06-01
    days on market $169,000 Active 253 DOM
14. 2026-05-31
    days on market $169,000 Active 252 DOM
15. 2025-09-21
    listed $169,000 Active 269-char remark

    Show marketing remark (269 chars)

    A great opportunity to own an investment property in Delaware County New York. This three family home brings in $25,000.00 per year in income. You can live in one apartment and have the tenants pay your mortgage. Has a nice view in the backyard. taxes $5800.00 per year

16. 2019-10-10
    historical
17. 2019-10-10
    soldstatus
18. 2019-04-18
    listed $139,000
19. 2019-04-18
    listed $139,000
20. 2015-07-03
    listed $165,000
21. 2001-10-12
    soldstatus $60,000

ⓘ 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: $4,637 · $386/mo
• Projected year-2 tax: $4,637 · $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 ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $99,588
• − Mortgage interest: −$9,467
• − Property taxes: −$4,637
• − Insurance: −$845
• − Repairs & maintenance: −$7,967
• − Management: −$7,967
• − Depreciation: −$4,916
• Taxable income: $63,789
• Est. tax owed @ 24.0%: −$15,309
• After-tax cash flow: $47,248/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: South Kortright Central School District
• NCES district ID: 3627330
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $50,971
• Composite: 40.98/100
• National rank: #7488
• State rank: #558 of 755 in NY

Livability — Bloomville

• Score: 64/100
• State rank: #771
• US rank: #14764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomville, NY
• Population (ZIP): 792

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2% Two or more races 1%
• Common ancestry: Romanian 10% Portuguese 9% Slovak 9%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.26%
• Current HPI: 361.1407
• 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

+181.7% since first listed

7 events — show timeline

• 2025-09-21 Listed $169,000 ForSaleByOwner.com
• 2019-10-10 Sold (MLS) — ODBOR
• 2019-10-10 Listing Removed — UNYREIS
• 2019-04-18 Listed $139,000 ODBOR
• 2019-04-18 Listed $139,000 UNYREIS
• 2015-07-03 Listed $165,000 UNYREIS
• 2001-10-12 Sold (Public Records) $60,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $4,637 · +1.6% YoY. Source: county tax records.