2393 State Route 80 · Springfield Center, NY 13475

$10,000

2 bd · 2.0 ba · 936 sqft · SingleFamily · 12 Days on market

Built 1800 1.00 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * MULTIPLE OFFERS, HIGHEST AND BEST DUE IN BY 6/4/26 BY 2PM EST * * * Opportunity awaits with this charming 2-bedroom, 2 bath, 1.5-story home situated on a picturesque 1-acre lot in a peaceful suburban setting within the Van Hornesville School District. Built circa 1800, this property offers historic character and endless potential for renovation, restoration, or use as a country getaway. The home features 936 square feet of living space, including a first-floor layout with a kitchen and flexible living areas. A detached feel with plenty of open outdoor space provides room for gardening, recreation, or future improvements. The property also includes a one-car attached garage built

Key facts

• Open outdoor space
• Private sewer system
• Country getaway

Tags

• 1 ACRE LOT
• HISTORIC CHARACTER
• FLEXIBLE LIVING AREAS
• OPEN OUTDOOR SPACE
• PRIVATE SEWER SYSTEM
• COUNTRY GETAWAY

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway parking; Additional off-street parking (total 4 spaces)
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; One-acre lot
• Construction: Vinyl siding construction
• Exterior features: Front porch; Shingle (asphalt) roof; Vinyl siding

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: One bedroom on the second floor; One bedroom on the first floor
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Electric heating
• Interior features: Partial, unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $10k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Van Hornesville-Owen D Young Central School District (rural): math 40% / reading 50% proficiency, ranked #567 of 755 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $369 of equity ($69 loan paydown + $300 appreciation (3.0% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 9.21% ✓
• Cap rate: 85.32%
• Cash-on-cash: 282.23%
• DSCR: 13.56
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 16.41×
• Total profit: $43,161
• Equity at exit: $4,496

10-year hold

• IRR: —
• Equity multiple: 34.89×
• Total profit: $94,889
• Equity at exit: $6,930

Cash invested: $2,800 (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 13475

• Active inventory: 1
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $659

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 24%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   status $10,000 Pending 12 DOM
2. 2026-06-12
   days on market $10,000 Active 12 DOM
3. 2026-06-09
   days on market $10,000 Active 9 DOM
4. 2026-06-08
   days on market $10,000 Active 8 DOM
5. 2026-06-07
   days on market $10,000 Active 7 DOM
6. 2026-06-07
   days on market $10,000 Active 6 DOM
7. 2026-06-04
   days on market $10,000 Active 3 DOM
8. 2026-06-02
   days on market $10,000 Active 2 DOM
9. 2026-06-01
   remarks 699-char remark
10. 2026-06-01
    listed $10,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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: $11,053
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$291
• Taxable income: $8,233
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $5,926/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: Van Hornesville-Owen D Young Central School District
• NCES district ID: 3622200
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $48,116
• Composite: 40.66/100
• National rank: #7620
• State rank: #567 of 755 in NY

Livability — Springfield Center

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 305
• Population (ZIP): 49

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 16%
• Common ancestry: Iranian 14% Portuguese 12% German 6%
• Languages at home: 93% English-only · Other Indo-European 7%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-31 Listed $10,000 Global MLS