4664 Ny-206 · Unadilla, NY 13804

$89,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 101 Days on market

Built 1958 2.50 ac lot $65/sqft · 85% below area ↓ 17% since listing

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Why this score? — see what drove the B+ 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 +8.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent Opportunity to own an Affordable Single Family Home in Sidney Center. 3 Bedrooms and 1 Full Bathroom. Some updates have been done. Windows are 2 years old. The House comes with 2 Lots. The home sits on a 1/2 Acre of land. The 2nd Lot is 2 Acres of land. Check it out today!

Key facts

• 2 lots
• 2 acres of land
• 1/2 acre of land

Tags

• 2 LOTS
• 1/2 ACRE OF LAND
• 2 ACRES OF LAND
• WINDOWS ARE 2 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.5% in Unadilla — 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 60/100 on livability (#950 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Sidney Central School District (town): math 44% / reading 47% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 $8k of equity ($615 loan paydown + $7k appreciation (7.9% 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 (7.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 101 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.70% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $590,000
• List price: $89,000
• Delta: -84.92%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

7.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.73×
• Total profit: $67,953
• Equity at exit: $66,766

10-year hold

• IRR: 34.9%
• Equity multiple: 7.96×
• Total profit: $173,486
• Equity at exit: $131,729

Cash invested: $24,920 (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 13804

• Home prices YoY: 2.4%
• Active inventory: 7
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $503

Break-even live

Break-even rent $874

Max offer price $89,000

Occupancy floor 62%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $89,000 Active 101 DOM
2. 2026-06-17
   days on market $89,000 Active 100 DOM
3. 2026-06-16
   days on market $89,000 Active 99 DOM
4. 2026-06-15
   days on market $89,000 Active 98 DOM
5. 2026-06-13
   days on market $89,000 Active 96 DOM
6. 2026-06-12
   days on market $89,000 Active 95 DOM
7. 2026-06-09
   days on market $89,000 Active 92 DOM
8. 2026-06-08
   days on market $89,000 Active 91 DOM
9. 2026-06-07
   days on market $89,000 Active 90 DOM
10. 2026-06-07
    days on market $89,000 Active 89 DOM
11. 2026-06-04
    days on market $89,000 Active 86 DOM
12. 2026-06-02
    days on market $89,000 Active 85 DOM
13. 2026-06-01
    days on market $89,000 Active 84 DOM
14. 2026-05-31
    days on market $89,000 Active 83 DOM
15. 2026-05-04
    price $94,900 290-char remark

    Show marketing remark (290 chars)

    Excellent Opportunity to own an Affordable Single Family Home in Sidney Center. 3 Bedrooms and 1 Full Bathroom. Some updates have been done. Windows are 2 years old. The House comes with 2 Lots. The home sits on a 1/2 Acre of land. The 2nd Lot is 2 Acres of land. Check it out today!

16. 2026-03-26
    price $99,900 290-char remark

    Show marketing remark (290 chars)

    Excellent Opportunity to own an Affordable Single Family Home in Sidney Center. 3 Bedrooms and 1 Full Bathroom. Some updates have been done. Windows are 2 years old. The House comes with 2 Lots. The home sits on a 1/2 Acre of land. The 2nd Lot is 2 Acres of land. Check it out today!

17. 2026-03-09
    listed $114,900 Active 290-char remark

    Show marketing remark (290 chars)

    Excellent Opportunity to own an Affordable Single Family Home in Sidney Center. 3 Bedrooms and 1 Full Bathroom. Some updates have been done. Windows are 2 years old. The House comes with 2 Lots. The home sits on a 1/2 Acre of land. The 2nd Lot is 2 Acres of land. Check it out today!

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,125
• − Mortgage interest: −$4,985
• − Property taxes: −$2,240
• − Insurance: −$445
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$2,589
• Taxable income: $4,965
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,841/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: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

Livability — Unadilla

• Score: 60/100
• State rank: #950
• US rank: #18482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 266

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 2% Romanian 1% Slovak 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: ▲ 7.86%
• Current HPI: 335.3024
• 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

-17.4% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $94,900 Global MLS
• 2026-03-26 Price Changed $99,900 Global MLS
• 2026-03-09 Listed $114,900 Global MLS

Property tax history

+7.6%/yr

Latest (2025): $2,240 · +0.4% YoY. Source: county tax records.