1-3 Birch · Oneonta, NY 13820

$225,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 82 Days on market

Built 1910 $240/sqft · 40% above area Est $373k · 40% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

1–3 Birch Street – Solid Duplex Investment (Portfolio Sale Required) Located in a desirable rental area of Oneonta, 1–3 Birch Street offers a strong opportunity to own a well-maintained two-family duplex with reliable income. This property features one 3-bedroom unit and one 2-bedroom unit, appealing to a wide range of tenants. Both units have separate utilities, keeping operating costs efficient, while the owner is responsible only for water and sewer. With consistent occupancy and rental demand, the property generates a current annual NOI of $16,125, making it a dependable addition to any investment portfolio. Portfolio Sale Requirement This property is part of a three-property package that must be sold together, offering immediate scale and diversified income: 14–16 Otsego Street – Two-family duplex with 6 bedrooms / 2 bathrooms total (two 3BR units), separate utilities, NOI: $17,800 34 Pine Street – Two-family duplex with one 3-bedroom and one 2-bedroom unit, separate utilities, plus additional garage rental income, NOI: $15,575 Investment Highlights: Total Portfolio NOI: $49,500 Offered at a 7.125% cap rate 6 total units across 3 properties Separate utilities in all buildings Strong rental market with consistent tenant demand Additional income stream from garage rental at Pine Street Why 1–3 Birch St Stands Out: Versatile unit mix (3BR + 2BR) attracts a broad tenant base Efficient management with tenant-paid utilities Stable cash flow with upside potential through rent growth Take advantage of this opportunity to secure 1–3 Birch Street as part of a well-performing, income-producing portfolio in Oneonta—ideal for investors seeking steady returns and long-term value.

Key facts

• Separate utilities
• Stable cash flow
• Strong rental market

Tags

• WELL MAINTAINED DUPLEX
• SEPARATE UTILITIES
• STRONG RENTAL MARKET
• STABLE CASH FLOW

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$372,798) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (40.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (38.0% below list).
• Recommended offer: $134k (40.3% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 5.5% in Oneonta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.
• Current owner paid $105k; list at $225k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,365 (40.3% 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 82 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.62% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.77%
• DSCR: 0.57
• GRM: 13.4

CMA / ARV

• ARV (median comp): $372,798
• List price: $225,000
• Delta: -39.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $89,921
• Equity at exit: $202,698

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $290,615
• Equity at exit: $437,126

Cash invested: $63,000 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$341 /mo · $4,091/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-513

Break-even live

Break-even rent $2,044

Max offer price $134,365

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	43d	1	0.89mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	43d	1	1.20mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	43d	1	1.20mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	43d	1	1.20mi

Listing history 26 events

1. 2026-06-19
   days on market $225,000 Active 82 DOM
2. 2026-06-18
   days on market $225,000 Active 81 DOM
3. 2026-06-17
   days on market $225,000 Active 80 DOM
4. 2026-06-16
   days on market $225,000 Active 79 DOM
5. 2026-06-15
   days on market $225,000 Active 78 DOM
6. 2026-06-14
   days on market $225,000 Active 76 DOM
7. 2026-06-12
   days on market $225,000 Active 75 DOM
8. 2026-06-09
   days on market $225,000 Active 72 DOM
9. 2026-06-08
   days on market $225,000 Active 71 DOM
10. 2026-06-07
    days on market $225,000 Active 70 DOM
11. 2026-06-07
    days on market $225,000 Active 69 DOM
12. 2026-06-02
    days on market $225,000 Active 65 DOM
13. 2026-06-01
    days on market $225,000 Active 64 DOM
14. 2026-05-31
    days on market $225,000 Active 63 DOM
15. 2026-05-31
    days on market $225,000 Active 62 DOM
16. 2026-03-29
    listed $225,000 Active 1769-char remark

    Show marketing remark (1769 chars)

    1–3 Birch Street – Solid Duplex Investment (Portfolio Sale Required) Located in a desirable rental area of Oneonta, 1–3 Birch Street offers a strong opportunity to own a well-maintained two-family duplex with reliable income. This property features one 3-bedroom unit and one 2-bedroom unit, appealing to a wide range of tenants. Both units have separate utilities, keeping operating costs efficient, while the owner is responsible only for water and sewer. With consistent occupancy and rental demand, the property generates a current annual NOI of $16,125, making it a dependable addition to any investment portfolio. Portfolio Sale Requirement This property is part of a three-property package that must be sold together, offering immediate scale and diversified income: 14–16 Otsego Street – Two-family duplex with 6 bedrooms / 2 bathrooms total (two 3BR units), separate utilities, NOI: $17,800 34 Pine Street – Two-family duplex with one 3-bedroom and one 2-bedroom unit, separate utilities, plus additional garage rental income, NOI: $15,575 Investment Highlights: Total Portfolio NOI: $49,500 Offered at a 7.125% cap rate 6 total units across 3 properties Separate utilities in all buildings Strong rental market with consistent tenant demand Additional income stream from garage rental at Pine Street Why 1–3 Birch St Stands Out: Versatile unit mix (3BR + 2BR) attracts a broad tenant base Efficient management with tenant-paid utilities Stable cash flow with upside potential through rent growth Take advantage of this opportunity to secure 1–3 Birch Street as part of a well-performing, income-producing portfolio in Oneonta—ideal for investors seeking steady returns and long-term value.

17. 2021-02-12
    listed $119,900
18. 2020-08-14
    listed $124,000
19. 2019-09-30
    listed $119,000
20. 2017-09-05
    historical
21. 2017-03-11
    listed $109,900
22. 2016-12-31
    historical
23. 2016-03-29
    listed $114,900
24. 2008-08-05
    soldstatus $105,000
25. 2008-07-30
    soldstatus $105,000
26. 2008-06-04
    listed $110,000

ⓘ 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: $4,091 · $341/mo
• Projected year-2 tax: $4,091 · $341/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 8 d/yr ≥93°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: $16,732
• − Mortgage interest: −$12,603
• − Property taxes: −$4,091
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$6,545
• Taxable loss: −$10,310
• Est. tax savings @ 24.0%: +$2,474
• After-tax cash flow: $-3,682/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

• Census place: Oneonta, NY
• 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

+104.5% since first listed

11 events — show timeline

• 2026-03-29 Listed $225,000 CNYIS
• 2021-02-12 Listed $119,900 UNYREIS
• 2020-08-14 Listed $124,000 UNYREIS
• 2019-09-30 Listed $119,000 UNYREIS
• 2017-09-05 Listing Removed — Global MLS
• 2017-03-11 Listed $109,900 Global MLS
• 2016-12-31 Listing Removed — Global MLS
• 2016-03-29 Listed $114,900 Global MLS
• 2008-08-05 Sold (Public Records) $105,000 Public Records
• 2008-07-30 Sold (MLS) $105,000 UNYREIS
• 2008-06-04 Listed $110,000 UNYREIS

Property tax history

+5.0%/yr

Latest (2025): $4,091 · +5.5% YoY. Source: county tax records.