271 County Road 151 · Dolgeville, NY 13329

$79,500

3 bd · 2.0 ba · 2,266 sqft · SingleFamily public records · 27 Days on market

Built 1979 0.94 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOVELY LEVEL LOT IN THE COUNTRY. UNFINISHED FAMILY ROOM. GARAGE MADE INTO WORKSHOP - DOORS COULD BE REPLACED AND OPENED. HOUSE NEEDS TLC. ESTATE SELLING "AS IS".

Key facts

• Value-add potential
• 0.94 acres
• 0.94 acre lot

Tags

• RANCH ON A SLAB FOUNDATION
• 0.94 ACRES
• VALUE-ADD POTENTIAL

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Septic tank
• Home design: Single family residence
• Construction: Vinyl siding construction; Slab foundation
• Exterior features: Vinyl siding; Lot near one acre (0.94 acre)

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric heating
• Interior features: Seven total rooms; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#404 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Oppenheim-Ephratah-St. Johnsville CSD (rural): math 30% / reading 52% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($550 loan paydown + $3k appreciation (3.8% local appreciation)).
• Fulton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $80k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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: 1.61% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.47×
• Total profit: $32,682
• Equity at exit: $39,366

10-year hold

• IRR: 25.0%
• Equity multiple: 4.82×
• Total profit: $84,987
• Equity at exit: $63,645

Cash invested: $22,260 (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 13329

• Home prices YoY: 1.3%
• Active inventory: 28
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$251 /mo · $3,010/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $308

Break-even live

Break-even rent $887

Max offer price $79,500

Occupancy floor 71%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,500 Active 27 DOM
2. 2026-06-17
   days on market $79,500 Active 26 DOM
3. 2026-06-16
   days on market $79,500 Active 25 DOM
4. 2026-06-15
   days on market $79,500 Active 24 DOM
5. 2026-06-13
   days on market $79,500 Active 22 DOM
6. 2026-06-12
   pricedays on market $79,500 Active 21 DOM
7. 2026-06-09
   days on market $89,900 Active 18 DOM
8. 2026-06-08
   days on market $89,900 Active 17 DOM
9. 2026-06-07
   days on market $89,900 Active 16 DOM
10. 2026-06-05
    days on market $89,900 Active 14 DOM
11. 2026-06-04
    days on market $89,900 Active 12 DOM
12. 2026-06-02
    days on market $89,900 Active 11 DOM
13. 2026-06-01
    days on market $89,900 Active 10 DOM
14. 2026-05-31
    days on market $89,900 Active 9 DOM
15. 2026-05-22
    listed $89,900 Active
16. 2023-11-17
    historical
17. 2023-10-23
    listed $89,000 Active
18. 2006-02-23
    soldstatus $45,320
19. 2006-02-21
    soldstatus $44,000 171-char remark

    Show marketing remark (171 chars)

    LOVELY LEVEL LOT IN THE COUNTRY. UNFINISHED FAMILY ROOM. GARAGE MADE INTO WORKSHOP - DOORS COULD BE REPLACED AND OPENED. HOUSE NEEDS TLC. ESTATE SELLING "AS IS".

20. 2005-09-08
    listed $49,500 171-char remark

    Show marketing remark (171 chars)

    LOVELY LEVEL LOT IN THE COUNTRY. UNFINISHED FAMILY ROOM. GARAGE MADE INTO WORKSHOP - DOORS COULD BE REPLACED AND OPENED. HOUSE NEEDS TLC. ESTATE SELLING "AS IS".

21. 1999-05-14
    soldstatus $55,751

ⓘ 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: $3,010 · $251/mo
• Projected year-2 tax: $3,010 · $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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,318
• − Mortgage interest: −$4,453
• − Property taxes: −$3,010
• − Insurance: −$398
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,313
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,045/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: Oppenheim-Ephratah-St. Johnsville CSD
• NCES district ID: 3601107
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $39,730
• Composite: 34.25/100
• National rank: #5253
• State rank: #522 of 590 in NY

Livability — Dolgeville

• Score: 71/100
• State rank: #404
• US rank: #6975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,326

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.80%
• Current HPI: 291.0946
• 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

+61.3% since first listed

7 events — show timeline

• 2026-05-22 Listed $89,900 Global MLS
• 2023-11-17 Listing Removed — WNYREIS
• 2023-10-23 Listed $89,000 WNYREIS
• 2006-02-23 Sold (Public Records) $45,320 Public Records
• 2006-02-21 Sold (MLS) $44,000 CNYIS
• 2005-09-08 Listed $49,500 CNYIS
• 1999-05-14 Sold (Public Records) $55,751 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,010 · +18.1% YoY. Source: county tax records.