18 Burdick Ave · Edmeston, NY 13335

$200,000

3 bd · 1.5 ba · 1,728 sqft · SingleFamily public records · 38 Days on market

Built 1900 0.29 ac lot $116/sqft · at area comps Est $209k · at est.

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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).

• ARV discount +9.4/15.0
• Cash flow +8.9/30.0
• Appreciation +8.8/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Single wide with add ons on a wonderful lot wait your touches. Some tlc needed. Nice large back yard on a quite street. Kitchen, living room and dining room have been redone. Nice detached garage w/ storage add on.

Key facts

• Huge second story
• Stunning barn garage
• Enclosed front porch

Tags

• ORIGINAL BUILT IN PANTRY
• ENCLOSED FRONT PORCH
• COMPLETELY RENOVATED SPACE
• STUNNING BARN GARAGE
• HUGE SECOND STORY

Property features AI

Exterior

• Parking: Detached garage with electricity, storage and workshop space; 2 garage spaces
• Utilities: High-speed internet available; Public water connected; Septic tank
• Home design: Two-story existing home; Rectangular lot (66 x 182)
• Construction: Frame construction with vinyl siding; Stone foundation; Architectural, shingle, slate and tile roof elements
• Exterior features: Blacktop driveway; Deck; Porch; Enclosed porch; Barn(s); Outbuilding

Interior

• Kitchen: Gas cooktop; Range hood; Dishwasher; Refrigerator; Exhaust fan; Pantry
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Pantry; Bedroom on main level; Workshop; Full basement; Fireplace (1)
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (27.9% below list).
• Recommended offer: $144k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#563 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: health & safety C-, crime F, amenities F.
• Edmeston Central School District (rural): math 60% / reading 55% proficiency, ranked #312 of 755 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 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 $17k of equity ($1k loan paydown + $15k appreciation (7.7% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $200k implies a 330% 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 $144,261 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
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 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: 0.72% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (median comp): $208,968
• List price: $200,000
• Delta: -4.29%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 East St	0.46mi	2/1.5 (-1)	1,873 (+8%)	11mo	$95,000	$51	50

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

Projected returns pro-forma

7.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.22×
• Total profit: $68,167
• Equity at exit: $147,772

10-year hold

• IRR: 16.1%
• Equity multiple: 4.67×
• Total profit: $205,283
• Equity at exit: $289,432

Cash invested: $56,000 (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 13335

• Home prices YoY: 2.5%
• Active inventory: 12
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-161

Break-even live

Break-even rent $1,647

Max offer price $171,513

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-105	+0% $-161	+5% $-218	+10% $-274
Rent	-10% $-275	-5% $-218	+0% $-161	+5% $-104	+10% $-47
Rate	-1.0pp $-61	-0.5pp $-110	base $-161	+0.5pp $-213	+1.0pp $-266

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $200,000 Active 38 DOM
2. 2026-06-21
   days on market $200,000 Active 37 DOM
3. 2026-06-18
   days on market $200,000 Active 35 DOM
4. 2026-06-17
   days on market $200,000 Active 34 DOM
5. 2026-06-16
   days on market $200,000 Active 33 DOM
6. 2026-06-15
   days on market $200,000 Active 32 DOM
7. 2026-06-13
   days on market $200,000 Active 30 DOM
8. 2026-06-12
   days on market $200,000 Active 29 DOM
9. 2026-06-09
   days on market $200,000 Active 26 DOM
10. 2026-06-08
    days on market $200,000 Active 25 DOM
11. 2026-06-07
    days on market $200,000 Active 24 DOM
12. 2026-06-07
    days on market $200,000 Active 23 DOM
13. 2026-06-04
    days on market $200,000 Active 20 DOM
14. 2026-06-02
    days on market $200,000 Active 19 DOM
15. 2026-06-01
    days on market $200,000 Active 18 DOM
16. 2026-05-31
    days on market $200,000 Active 17 DOM
17. 2026-05-13
    listed $225,000 Active 863-char remark
18. 2007-12-10
    soldstatus $46,500 214-char remark

    Show marketing remark (214 chars)

    Single wide with add ons on a wonderful lot wait your touches. Some tlc needed. Nice large back yard on a quite street. Kitchen, living room and dining room have been redone. Nice detached garage w/ storage add on.

19. 2007-08-29
    listed $65,000 214-char remark

    Show marketing remark (214 chars)

    Single wide with add ons on a wonderful lot wait your touches. Some tlc needed. Nice large back yard on a quite street. Kitchen, living room and dining room have been redone. Nice detached garage w/ storage add on.

20. 2005-04-27
    soldstatus $83,000
21. 2002-11-13
    soldstatus $50,000
22. 1996-05-20
    soldstatus $50,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,703 · $225/mo
• Expected delta: +$677/yr (+$56/mo · 33.4%)

ⓘ 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 2/10 Low 8 d/yr ≥91°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: $17,311
• − Mortgage interest: −$11,203
• − Property taxes: −$2,025
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$5,818
• Taxable loss: −$5,505
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $-614/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: Edmeston Central School District
• NCES district ID: 3610260
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $52,683
• Composite: 50.98/100
• National rank: #3834
• State rank: #312 of 755 in NY

Livability — Edmeston

• Score: 68/100
• State rank: #563
• US rank: #10096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmeston, NY
• City population: 1,388
• Population (ZIP): 1,388

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Iranian 4% Romanian 3% Polish 2%
• Foreign-born: 0%
• Languages at home: 84% English-only · German/W. Germanic 15% Spanish 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: ▲ 7.69%
• Current HPI: 316.8229
• 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

+300.0% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $200,000 UNYREIS
• 2026-05-13 Listed $225,000 UNYREIS
• 2007-12-10 Sold (MLS) $46,500 UNYREIS
• 2007-08-29 Listed $65,000 UNYREIS
• 2005-04-27 Sold (Public Records) $83,000 Public Records
• 2002-11-13 Sold (Public Records) $50,000 Public Records
• 1996-05-20 Sold (Public Records) $50,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $2,025 · -0.1% YoY. Source: county tax records.