672 Charlotte Valley Rd · East Worcester, NY 12036

$100,000

2 bd · 1.0 ba · 1,860 sqft · SingleFamily public records · 42 Days on market

Built 1920 0.33 ac lot $54/sqft · 63% below area

---

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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into this charming two-story home offering the perfect blend of comfort and functionality. Featuring three bedrooms and well-designed living areas, this property provides plenty of room for both relaxation and everyday living. The main level welcomes you with a bright and inviting living room, ideal for gatherings or quiet evenings at home. A well-appointed kitchen offers ample cabinet space and flows seamlessly into the dining area, making it perfect for entertaining. Large windows throughout the home allow for abundant natural light, creating a warm and welcoming atmosphere. Upstairs, you’ll find three bedrooms with ample closet space, along with a full bathroom designed for co

Key facts

• Dining area
• Bright living room
• Ample cabinet space

Tags

• TWO STORY HOME
• WELL DESIGNED LIVING AREAS
• BRIGHT LIVING ROOM
• WELL APPOINTED KITCHEN
• AMPLE CABINET SPACE
• DINING AREA

Property features AI

Finance

• Other: Lot approximately 0.33 acres (55 x 260); Lot described as agricultural and rectangular

Exterior

• Parking: No garage; Shared driveway
• Utilities: Electricity connected; Well water; Septic tank
• Home design: 2-story frame house; Existing construction
• Construction: Metal roof; Stone foundation
• Exterior features: Covered porch

Interior

• Kitchen: Refrigerator
• Bedrooms: Storage room (listed as a room type)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heat; Forced air heating; Heating present
• Interior features: Breakfast bar; Eat-in kitchen; Storage
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Charlotte Valley Central School District (rural): math 35% / reading 45% proficiency, ranked #640 of 755 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 35 units permitted in Schoharie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Schoharie County population projected at -30% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $273,287
• List price: $100,000
• Delta: -63.41%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.5%
• Equity multiple: 3.54×
• Total profit: $71,115
• Equity at exit: $90,088

10-year hold

• IRR: 28.1%
• Equity multiple: 8.02×
• Total profit: $196,441
• Equity at exit: $194,278

Cash invested: $28,000 (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 12036

• Home prices YoY: 4.8%
• Active inventory: 7
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $261

Break-even live

Break-even rent $920

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 42 DOM
2. 2026-06-18
   days on market $100,000 Active 41 DOM
3. 2026-06-17
   days on market $100,000 Active 40 DOM
4. 2026-06-16
   days on market $100,000 Active 39 DOM
5. 2026-06-15
   days on market $100,000 Active 38 DOM
6. 2026-06-14
   days on market $100,000 Active 36 DOM
7. 2026-06-12
   days on market $100,000 Active 35 DOM
8. 2026-06-09
   days on market $100,000 Active 32 DOM
9. 2026-06-08
   days on market $100,000 Active 31 DOM
10. 2026-06-07
    days on market $100,000 Active 30 DOM
11. 2026-06-07
    days on market $100,000 Active 29 DOM
12. 2026-06-03
    days on market $100,000 Active 26 DOM
13. 2026-06-02
    days on market $100,000 Active 25 DOM
14. 2026-06-01
    days on market $100,000 Active 24 DOM
15. 2026-05-31
    days on market $100,000 Active 23 DOM
16. 2026-05-31
    days on market $100,000 Active 22 DOM
17. 2026-05-08
    listed $100,000 Active 1138-char remark
18. 2004-10-27
    soldstatus $44,000
19. 1995-09-01
    soldstatus $23,000

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 1/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,005
• − Mortgage interest: −$5,602
• − Property taxes: −$1,931
• − Insurance: −$500
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,909
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,731/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: Charlotte Valley Central School District
• NCES district ID: 3607050
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $47,579
• Composite: 36.67/100
• National rank: #9236
• State rank: #640 of 755 in NY

Livability — East Worcester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 335

Population outlook (Schoharie County) Hauer SSP2

• Today (2025): 29,080 people
• By 2030: 27,417 · -5.7%
• By 2040: 23,835 · -18.0%
• By 2050: 20,482 · -29.6%
• By 2075: 14,323 · -50.7%
• By 2100: 9,636 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 29% Two or more races 27%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2%
• Common ancestry: Serbian 13% Iranian 5% Italian 4%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 26% German/W. Germanic 3%

Political lean MEDSL · Schoharie

• 2024 margin: Solid R (+30.5) · D 34.7% · R 65.3%
• 2008→2024 swing: -16.2pp toward R · 2008: -14.3pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.0 2016: R+34.7 2012: R+16.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.41%
• Current HPI: 317.8886
• 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

+334.8% since first listed

3 events — show timeline

• 2026-05-08 Listed $100,000 UNYREIS
• 2004-10-27 Sold (Public Records) $44,000 Public Records
• 1995-09-01 Sold (Public Records) $23,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,931 · +1.6% YoY. Source: county tax records.