91 Main St · Oneonta, NY 13820

$249,000

6 bd · 3.0 ba · 2,132 sqft · MultiFamily public records · 65 Days on market

Built 1900 Good condition 6,098 sqft lot $117/sqft · 33% below area Est $374k · 33% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Multi-family units

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

Listing remarks

* * TURNKEY DOWNTOWN QUAD — 10.20% ACTUAL CAP & 14.79% PRO FORMA * * Four one-bedroom apartments, 100% occupied by long-term, non-student tenants generating $3,035/month ($36,420/year). Actual NOI of $26,721 delivers a 10.32% cap at the $259,000 ask — $64,750 per unit on a 2,132 SF building, every unit over 500 SF. Long-term comps support $950–$1,050 for comparable one-bedrooms. At a conservative $1,000 per unit, gross rents rise to $48,000 — a 32% increase — lifting NOI to $38,301 and the cap rate to 14.79% with expenses held flat. Expenses are minimal for a 4-unit.

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1900

Tags

• TURNKEY DOWNTOWN QUAD
• PUBLIC WATER AND SEWER
• DEDICATED OFF STREET PARKING
• ZONED MU-1 DOWNTOWN MIXED-USE

🏷️ Possibly a rental listed for sale. The $249,000 price doesn't fit this home's estimated sale value (~$373,853) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $249k).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 5.3% 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.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 220 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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 $96k; list at $249k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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 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: 2.88% ✓
• Cap rate: 25.85%
• Cash-on-cash: 69.86%
• DSCR: 4.11
• GRM: 2.9

CMA / ARV

• ARV (median comp): $373,853
• List price: $249,000
• Delta: -33.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Ann St	0.24mi	5/2.0 (-1)	2,140 (+0%)	14mo	$179,900	$84	67
27 Church St	0.32mi	7/2.0 (+1)	2,354 (+10%)	6mo	$360,000	$153	54
23 Miller St	0.76mi	5/2.0 (-1)	2,184 (+2%)	1mo	$160,000	$73	51
3 Reynolds Ave	0.35mi	6/2.0	1,950 (-8%)	20mo	$240,000	$123	49
16-18 Brook St	0.66mi	5/2.0 (-1)	2,000 (-6%)	6mo	$140,000	$70	45
82 Hudson St	1.06mi	6/2.0	2,016 (-5%)	22mo	$235,000	$117	34
56-58 East St	0.92mi	7/3.0 (+1)	1,926 (-10%)	18mo	$322,500	$167	29

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: 80.9%
• Equity multiple: 6.65×
• Total profit: $394,172
• Equity at exit: $224,319

10-year hold

• IRR: 75.1%
• Equity multiple: 14.73×
• Total profit: $957,558
• Equity at exit: $483,752

Cash invested: $69,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 6 under contract
• Months of supply: 20.0 mo (5%/mo absorbed)
• Median asking: $225,000 ($125/sqft)
• Median days on market: 129 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +40.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13820

• Home prices YoY: 22.7%
• Active inventory: 220
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $7,179 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$203 /mo · $2,435/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,508
• Net cashflow: $4,059

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$7,180
Total (4 units)			$7,179

Break-even live

Break-even rent $2,041

Max offer price $249,000

Occupancy floor 38%

Sensitivity live

Price	-10% $4,200	-5% $4,129	+0% $4,059	+5% $3,989	+10% $3,918
Rent	-10% $3,492	-5% $3,775	+0% $4,059	+5% $4,343	+10% $4,626
Rate	-1.0pp $4,184	-0.5pp $4,122	base $4,059	+0.5pp $3,994	+1.0pp $3,929

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: $62,250
• Closing costs: $7,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Birch St Unit 1 Oneonta, NY	3.0	1.0	750	$1,300	$1.73	0d	1	0.45mi
49 Center St Apt 1 Oneonta, NY	3.0	1.0	1200	$1,600	$1.33	0d	1	0.59mi
17 Fonda Ave Oneonta, NY	3.0	1.0	—	$1,450	—	43d	1	0.64mi
17 Fonda Ave Unit second Oneonta, NY	3.0	1.0	—	$1,450	—	44d	1	0.64mi
65 Ford Ave Oneonta, NY	3.0	1.0	861	$1,600	$1.86	0d	1	0.66mi
31 Cedar St Oneonta, NY	4.0	2.0	3482	$3,200	$0.92	41d	1	0.88mi
44 East St Oneonta, NY	3.0	2.0	1521	$1,700	$1.12	5d	1	0.88mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	184d	1	1.08mi
542 Main St Oneonta, NY	3.0	1.5	2232	$1,850	$0.83	0d	1	1.30mi

Property features AI

Finance

• Other: Four total units with separate gas and electric meters for each unit
• Financial info: Gross income (multi-unit): $36,120Operating expenses: $9,699Operating expenses include insurance, maintenance, trash, water/sewerOwner pays grounds care, snow removal, trash collection, waterRent includes common area maintenance, gardener, snow removal, trash collection, water

Exterior

• Parking: Gravel parking with two or more spaces
• Utilities: High-speed internet availablePublic water connectedSewer connected
• Home design: Two-story propertyResale condition
• Construction: Frame construction with vinyl sidingBlown-in insulationMembrane/rubber roof
• Exterior features: Open porchRectangular lotMain thoroughfare frontage

Interior

• Flooring: HardwoodVinylVaries
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas forced-air heatingHeating present (see remarks)
• Interior features: Hardwood and vinyl flooring; some varied flooring throughoutFull dirt-floor basement
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-11-08
   days on market $249,000 Active 65 DOM
2. 2026-11-07
   days on market $249,000 Active 64 DOM
3. 2026-11-06
   days on market $249,000 Active 63 DOM
4. 2026-11-05
   days on market $249,000 Active 62 DOM
5. 2026-11-04
   days on market $249,000 Active 61 DOM
6. 2026-11-02
   days on market $249,000 Active 59 DOM
7. 2026-11-01
   days on market $249,000 Active 58 DOM
8. 2026-10-31
   days on market $249,000 Active 57 DOM
9. 2026-10-30
   days on market $249,000 Active 56 DOM
10. 2026-10-29
    days on market $249,000 Active 55 DOM
11. 2026-10-28
    days on market $249,000 Active 54 DOM
12. 2026-10-27
    days on market $249,000 Active 53 DOM
13. 2026-10-26
    days on market $249,000 Active 52 DOM
14. 2026-10-25
    days on market $249,000 Active 51 DOM
15. 2026-10-24
    days on market $249,000 Active 50 DOM
16. 2026-10-23
    days on market $249,000 Active 49 DOM
17. 2026-10-22
    days on market $249,000 Active 48 DOM
18. 2026-10-21
    days on market $249,000 Active 47 DOM
19. 2026-10-20
    days on market $249,000 Active 46 DOM
20. 2026-10-19
    days on market $249,000 Active 45 DOM
21. 2026-10-18
    days on market $249,000 Active 44 DOM
22. 2026-10-17
    days on market $249,000 Active 43 DOM
23. 2026-10-16
    days on market $249,000 Active 42 DOM
24. 2026-10-15
    days on market $249,000 Active 41 DOM
25. 2026-10-14
    days on market $249,000 Active 40 DOM
26. 2026-10-13
    days on market $249,000 Active 39 DOM
27. 2026-10-13
    price $249,000 Active 38 DOM
28. 2026-10-12
    days on market $259,000 Active 38 DOM
29. 2026-10-11
    days on market $259,000 Active 37 DOM
30. 2026-10-10
    days on market $259,000 Active 36 DOM
31. 2026-10-09
    days on market $259,000 Active 35 DOM
32. 2026-10-08
    days on market $259,000 Active 34 DOM
33. 2026-10-07
    days on market $259,000 Active 33 DOM
34. 2026-10-06
    days on market $259,000 Active 32 DOM
35. 2026-10-05
    days on market $259,000 Active 31 DOM
36. 2026-10-04
    days on market $259,000 Active 30 DOM
37. 2026-10-04
    days on market $259,000 Active 29 DOM
38. 2026-10-02
    days on market $259,000 Active 28 DOM
39. 2026-10-01
    days on market $259,000 Active 27 DOM
40. 2026-09-30
    days on market $259,000 Active 26 DOM
41. 2026-09-29
    days on market $259,000 Active 25 DOM
42. 2026-09-28
    days on market $259,000 Active 24 DOM
43. 2026-09-27
    days on market $259,000 Active 23 DOM
44. 2026-09-26
    days on market $259,000 Active 22 DOM
45. 2026-09-25
    days on market $259,000 Active 21 DOM
46. 2026-09-24
    days on market $259,000 Active 20 DOM
47. 2026-09-23
    days on market $259,000 Active 19 DOM
48. 2026-09-20
    days on market $259,000 Active 16 DOM
49. 2026-09-19
    days on market $259,000 Active 15 DOM
50. 2026-09-18
    days on market $259,000 Active 14 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: $2,435 · $203/mo
• Projected year-2 tax: $3,321 · $277/mo
• Expected delta: +$887/yr (+$74/mo · 36.4%)

ⓘ 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 3/10 Moderate 8 d/yr ≥93°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: $86,148
• − Mortgage interest: −$13,948
• − Property taxes: −$2,435
• − Insurance: −$1,245
• − Repairs & maintenance: −$6,892
• − Management: −$6,892
• − Depreciation: −$7,244
• Taxable income: $47,493
• Est. tax owed @ 24.0%: −$11,398
• After-tax cash flow: $37,309/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $10,660–$31,980 screening

This fully occupied 4-unit property is in good condition with minimal maintenance required. It offers a great addition to any rental portfolio.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Riverside Elementary School C NY #979/2,108 Nat'l #10,975/41,679 Middle Oneonta Middle School D- NY #379/729 Nat'l #5,398/14,009 High Oneonta Senior High School A NY #409/1,100 Nat'l #817/17,239

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

B Composite livability gradescore 75/100

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 · 57,987 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: 10% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Four total units with separate gas and electric meters for each unit
• Financial info: Gross income (multi-unit): $36,120Operating expenses: $9,699Operating expenses include insurance, maintenance, trash, water/sewerOwner pays grounds care, snow removal, trash collection, waterRent includes common area maintenance, gardener, snow removal, trash collection, water

Exterior

• Parking: Gravel parking with two or more spaces
• Utilities: High-speed internet availablePublic water connectedSewer connected
• Home design: Two-story propertyResale condition
• Construction: Frame construction with vinyl sidingBlown-in insulationMembrane/rubber roof
• Exterior features: Open porchRectangular lotMain thoroughfare frontage

Interior

• Flooring: HardwoodVinylVaries
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas forced-air heatingHeating present (see remarks)
• Interior features: Hardwood and vinyl flooring; some varied flooring throughoutFull dirt-floor basement
• Laundry & utility: Gas water heater

Price history

+547.5% since first listed

25 events — show timeline

• 2026-09-04 Listed $259,000 UNYREIS
• 2026-08-28 Listing Removed — UNYREIS
• 2026-07-28 Listed $259,000 UNYREIS
• 2026-07-20 Listing Removed — UNYREIS
• 2026-07-10 Price Changed $282,500 UNYREIS
• 2026-05-29 Listed $295,000 UNYREIS
• 2026-05-03 Listing Removed — UNYREIS
• 2026-03-04 Price Changed $290,000 UNYREIS
• 2026-02-03 Listed $299,750 UNYREIS
• 2025-12-21 Listing Removed — UNYREIS
• 2025-12-20 Listing Removed — UNYREIS
• 2025-12-09 Price Changed $319,750 UNYREIS
• 2025-10-22 Listed $349,000 UNYREIS
• 2025-09-23 Price Changed $849,000 UNYREIS
• 2025-08-31 Listed $899,000 UNYREIS
• 2019-06-28 Sold (MLS) $96,000 ODBOR
• 2019-06-28 Sold (MLS) $96,000 UNYREIS
• 2018-04-18 Listed $124,500 ODBOR
• 2018-04-18 Listed $124,500 UNYREIS
• 2016-09-16 Sold (MLS) $60,000 UNYREIS
• 2016-02-12 Listed $59,000 UNYREIS
• 2008-04-10 Listed $159,500 UNYREIS
• 2007-08-13 Listed $165,000 UNYREIS
• 2004-09-02 Listed $169,900 UNYREIS
• 1998-09-03 Sold (Public Records) $40,000 Public Records

Property tax history

-8.5%/yr

Latest (2026): $2,435 · +0.0% YoY. Source: county tax records.