91 Main St · Oneonta, NY 13820

$295,000

6 bd · 3.0 ba · 2,132 sqft · MultiFamily public records · 23 Days on market

Built 1900 6,098 sqft lot Est $252k · 17% over

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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 +10.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Annual income of over $36,000/year. This fully occupied 4-unit property is located right on Main St, close to both colleges, and the shopping and restaurants of downtown Oneonta. Fully occupied with an excellent rental history. This would make a great addition to anyone's portfolio.

Key facts

• 6,098 sq ft lot
• Built 1900
• Listed 23 days

Property features AI

Finance

• Other: Property taxed and assessed (assessed value and tax amounts withheld from this summary)
• Financial info: Nine total units in the building; four units in the immediate community count; Separate gas meters: 4; Separate electric meters: 4; Listed unit rents shown roughly $725–$785 for one-bedroom units; Owner pays snow removal, trash collection and water; rent includes those services; Operating expense details: see remarks

Exterior

• Parking: Gravel parking
• Utilities: Public water connected; Sewer connected; Electric and gas on separate meters for multiple units
• Home design: Two-story building; Resale property; Existing structure
• Construction: Wood frame construction; Blown-in insulation; Metal and shingle roof
• Exterior features: Rectangular lot (approximately 40 x 155)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Multiple 1-bedroom units (several one-bedroom apartments)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: Four full bathrooms total in the building; Each listed unit includes one full bathroom
• Heating & cooling: Gas forced-air heating (see remarks)
• Interior features: Hardwood, vinyl and varied flooring throughout; Full dirt-floor basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $800/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.3% 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.
• 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: 119 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 $32k of equity ($2k loan paydown + $30k 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 $83k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 10 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 $295k implies a 207% 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 $290,575 (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: 2.18% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.46%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $251,576
• Comps found: 8

Show comp detail 8 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%)	9mo	$179,900	$84	71
36 Grove St	0.21mi	6/2.0	2,124 (-0%)	21mo	$215,000	$101	68
27 Church St	0.32mi	7/2.0 (+1)	2,354 (+10%)	1mo	$360,000	$153	58
3 Reynolds Ave	0.35mi	6/2.0	1,950 (-8%)	15mo	$240,000	$123	53
16-18 Brook St	0.66mi	5/2.0 (-1)	2,000 (-6%)	1mo	$140,000	$70	49
22 Fair St	0.58mi	5/3.0 (-1)	2,024 (-5%)	23mo	$202,000	$100	40
74 Ford Ave	0.69mi	5/2.0 (-1)	2,076 (-3%)	20mo	$245,000	$118	38
34 Cherry St	0.46mi	5/2.0 (-1)	1,882 (-12%)	20mo	$257,000	$137	33

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: 60.6%
• Equity multiple: 5.41×
• Total profit: $364,354
• Equity at exit: $265,759

10-year hold

• IRR: 54.1%
• Equity multiple: 12.05×
• Total profit: $912,768
• Equity at exit: $573,120

Cash invested: $82,600 (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: 119
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $6,419 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$203 /mo · $2,435/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,348
• Net cashflow: $3,198

Break-even live

Break-even rent $2,371

Max offer price $295,000

Occupancy floor 45%

Sensitivity live

Price	-10% $3,365	-5% $3,282	+0% $3,198	+5% $3,115	+10% $3,031
Rent	-10% $2,691	-5% $2,945	+0% $3,198	+5% $3,452	+10% $3,705
Rate	-1.0pp $3,347	-0.5pp $3,273	base $3,198	+0.5pp $3,122	+1.0pp $3,044

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$6,420
Total (4 units)			$6,419

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $295,000 Active 23 DOM
2. 2026-06-19
   days on market $295,000 Active 21 DOM
3. 2026-06-18
   days on market $295,000 Active 20 DOM
4. 2026-06-17
   days on market $295,000 Active 19 DOM
5. 2026-06-16
   days on market $295,000 Active 18 DOM
6. 2026-06-15
   days on market $295,000 Active 17 DOM
7. 2026-06-14
   days on market $295,000 Active 15 DOM
8. 2026-06-12
   days on market $295,000 Active 14 DOM
9. 2026-06-09
   days on market $295,000 Active 11 DOM
10. 2026-06-08
    days on market $295,000 Active 10 DOM
11. 2026-06-07
    days on market $295,000 Active 9 DOM
12. 2026-06-07
    days on market $295,000 Active 8 DOM
13. 2026-06-02
    days on market $295,000 Active 4 DOM
14. 2026-06-01
    days on market $295,000 Active 3 DOM
15. 2026-05-31
    days on market $295,000 Active 2 DOM
16. 2026-05-29
    listed $295,000 Active
17. 2026-05-03
    historical
18. 2026-03-04
    price $290,000
19. 2026-02-03
    listed $299,750 Active
20. 2025-12-21
    historical
21. 2025-12-20
    historical
22. 2025-12-09
    price $319,750
23. 2025-10-22
    listed $349,000 Active
24. 2025-09-23
    price $849,000
25. 2025-08-31
    listed $899,000 Active
26. 2019-06-28
    soldstatus $96,000
27. 2019-06-28
    soldstatus $96,000
28. 2018-04-18
    listed $124,500
29. 2018-04-18
    listed $124,500
30. 2016-09-16
    soldstatus $60,000
31. 2016-02-12
    listed $59,000
32. 2008-04-10
    listed $159,500
33. 2007-08-13
    listed $165,000
34. 2004-09-02
    listed $169,900
35. 1998-09-03
    soldstatus $40,000

ⓘ 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: $2,435 · $203/mo
• Projected year-2 tax: $3,710 · $309/mo
• Expected delta: +$1,275/yr (+$106/mo · 52.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $77,028
• − Mortgage interest: −$16,525
• − Property taxes: −$2,435
• − Insurance: −$1,475
• − Repairs & maintenance: −$6,162
• − Management: −$6,162
• − Depreciation: −$8,582
• Taxable income: $35,687
• Est. tax owed @ 24.0%: −$8,565
• After-tax cash flow: $29,813/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

+637.5% since first listed

20 events — show timeline

• 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

-9.3%/yr

Latest (2025): $2,435 · +5.8% YoY. Source: county tax records.