5369 State Highway 7 · Oneonta, NY 13820

$154,900

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 8 Days on market

Built 1916 0.28 ac lot Est $190k · 19% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4-bedroom home conveniently located just minutes from downtown Oneonta, SUNY Oneonta, Hartwick College, shopping, dining, and a short drive to Cooperstown. Whether you are looking for a primary residence, housing for a college student, or an investment opportunity, this property offers affordability and potential in a convenient location. This home features a living room, dining room, kitchen, front sitting room, covered front porch, rear deck, covered parking area, and storage shed. Convenient access to area colleges, Cooperstown attractions, and local amenities makes this property an excellent opportunity for investors or buyers seeking potential in the Oneonta area. Property is being sol

Key facts

• Covered front porch
• Storage shed
• Local amenities

Tags

• COVERED FRONT PORCH
• REAR DECK
• COVERED PARKING AREA
• STORAGE SHED
• ACCESS TO AREA COLLEGES
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Septic tank; 100 amp electric service with circuit breakers; Cable available
• Home design: Single family residence; Living area approximately 1,600 (as reported)
• Construction: Vinyl siding; Stone foundation; Shingle (asphalt) roof
• Exterior features: Deck; Front porch; Shed(s); Storm doors

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Four bedrooms located on the second floor
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom on the second floor
• Heating & cooling: Baseboard heating; Natural gas heating
• Interior features: Storm doors; 9 total rooms; Full unfinished basement with sump pump
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.4% 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.
• Market conditions: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1916 — 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. 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?
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: 1.04% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $190,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Chester St	0.34mi	3/1.5	1,450 (-9%)	8mo	$141,412	$98	60
15 Maben Rd	0.59mi	3/2.0	1,500 (-6%)	9mo	$580,000	$387	50
148 Cemetery Hill Rd	0.44mi	4/2.0 (+1)	1,664 (+4%)	18mo	$353,000	$212	49
71 Hudson St	0.47mi	4/2.0 (+1)	1,629 (+2%)	23mo	$245,000	$150	47
503 Main St	0.38mi	4/2.0 (+1)	1,832 (+14%)	3mo	$190,194	$104	46
22 Valleyview St	0.64mi	4/1.5 (+1)	1,604 (+0%)	22mo	$147,500	$92	45
35 Baker St	0.59mi	3/2.0	1,540 (-4%)	22mo	$131,022	$85	44
468 Strong Hill Rd	0.59mi	3/2.0	1,800 (+12%)	8mo	$170,000	$94	40
56 Hudson St	0.56mi	4/1.0 (+1)	1,738 (+9%)	19mo	$230,000	$132	38
146 Mather Rd	0.59mi	3/1.5	1,748 (+9%)	22mo	$207,500	$119	36

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: 27.3%
• Equity multiple: 3.16×
• Total profit: $93,886
• Equity at exit: $139,546

10-year hold

• IRR: 23.8%
• Equity multiple: 7.21×
• Total profit: $269,156
• Equity at exit: $300,937

Cash invested: $43,372 (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: 118
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $149

Break-even live

Break-even rent $1,428

Max offer price $154,900

Occupancy floor 86%

Sensitivity live

Price	-10% $236	-5% $192	+0% $149	+5% $105	+10% $61
Rent	-10% $21	-5% $85	+0% $149	+5% $212	+10% $276
Rate	-1.0pp $227	-0.5pp $188	base $149	+0.5pp $108	+1.0pp $68

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	44d	1	0.46mi
15881 State Highway 8 Masonville, NY	4.0	1.0	1500	$1,250	$0.83	44d	1	0.61mi

Listing history 8 events

1. 2026-06-19
   days on market $154,900 Active 8 DOM
2. 2026-06-18
   days on market $154,900 Active 7 DOM
3. 2026-06-17
   days on market $154,900 Active 6 DOM
4. 2026-06-16
   days on market $154,900 Active 5 DOM
5. 2026-06-15
   days on market $154,900 Active 4 DOM
6. 2026-06-14
   days on market $154,900 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $154,900 Active 1 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 18 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: $19,391
• − Mortgage interest: −$8,677
• − Property taxes: −$3,013
• − Insurance: −$774
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,506
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,947/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

• 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

1 event — show timeline

• 2026-06-11 Listed $154,900 Global MLS

Property tax history

+8.2%/yr

Latest (2025): $3,013 · +6.5% YoY. Source: county tax records.