717 Pat Farley Rd · Gilbertsville, NY 13843

$62,500

4 bd · 1.5 ba · 2,216 sqft · SingleFamily public records · 7 Days on market

Built 1880 4.12 ac lot

---

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 +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-4 bedroom farm house nestled on 4.12 Acres. Small pond. Home needs some TLC has great potential.

Key facts

• Hardwood flooring
• Large eat in kitchen
• Newer roof

Tags

• NEWER ROOF
• HARDWOOD FLOORING
• LARGE EAT IN KITCHEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: 2-story home; Existing construction
• Construction: Frame construction; Stone foundation
• Exterior features: Gravel driveway; Rectangular, rural lot

Interior

• Kitchen: Dishwasher; Free‑standing range; Oven; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Eat-in kitchen; Partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

Location & tenants

• Location reads 62/100 on livability (#892 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B; Watch: health & safety C-, schools D+, crime D-.
• Unadilla Valley Central School District (rural): math 26% / reading 38% proficiency, ranked #571 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($432 loan paydown + $6k appreciation (9.3% local appreciation)).
• Chenango County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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 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: 2.22% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.52%
• DSCR: 2.71
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $132,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
563 Pat Farley Rd	0.68mi	3/2.0 (-1)	1,960 (-12%)	20mo	$118,450	$60	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.1%
• Equity multiple: 4.82×
• Total profit: $66,873
• Equity at exit: $53,084

10-year hold

• IRR: 47.2%
• Equity multiple: 10.62×
• Total profit: $168,277
• Equity at exit: $111,215

Cash invested: $17,500 (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 13843

• Home prices YoY: 3.2%
• Active inventory: 14
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $562

Break-even live

Break-even rent $674

Max offer price $62,500

Occupancy floor 54%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-05
   statusdays on market $62,500 Pending 7 DOM
2. 2026-06-04
   days on market $62,500 Active 6 DOM
3. 2026-06-02
   days on market $62,500 Active 5 DOM
4. 2026-06-01
   days on market $62,500 Active 4 DOM
5. 2026-05-31
   days on market $62,500 Active 3 DOM
6. 2026-05-28
   listed $62,500 Active
7. 2023-08-31
   historical
8. 2023-08-18
   price $129,000
9. 2023-06-03
   price $155,000
10. 2023-05-18
    listed $174,900 Active
11. 2019-07-09
    soldstatus $55,000
12. 2019-07-01
    soldstatus $55,000 98-char remark

    Show marketing remark (98 chars)

    3-4 bedroom farm house nestled on 4.12 Acres. Small pond. Home needs some TLC has great potential.

13. 2018-10-11
    listed $57,500 98-char remark

    Show marketing remark (98 chars)

    3-4 bedroom farm house nestled on 4.12 Acres. Small pond. Home needs some TLC has great potential.

14. 1997-01-21
    soldstatus $43,750

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,144 · $179/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 7 d/yr ≥92°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: $16,621
• − Mortgage interest: −$3,501
• − Property taxes: −$2,144
• − Insurance: −$312
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,818
• Taxable income: $6,186
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $5,256/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: Unadilla Valley Central School District
• NCES district ID: 3600019
• Math proficiency: 26% ▼ -16.00%
• Reading proficiency: 38% ▲ 5.00%
• Median HH income: $45,176
• Composite: 27.35/100
• National rank: #6985
• State rank: #571 of 590 in NY

Livability — Gilbertsville

• Score: 62/100
• State rank: #892
• US rank: #17305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,014

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Iranian 3% Romanian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.29%
• Current HPI: 295.6361
• 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

+42.9% since first listed

9 events — show timeline

• 2026-05-28 Listed $62,500 UNYREIS
• 2023-08-31 Listing Removed — CNYIS
• 2023-08-18 Price Changed $129,000 CNYIS
• 2023-06-03 Price Changed $155,000 CNYIS
• 2023-05-18 Listed $174,900 CNYIS
• 2019-07-09 Sold (Public Records) $55,000 Public Records
• 2019-07-01 Sold (MLS) $55,000 UNYREIS
• 2018-10-11 Listed $57,500 UNYREIS
• 1997-01-21 Sold (Public Records) $43,750 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,144 · +33.1% YoY. Source: county tax records.