133 Main St · East Worcester, NY 12064

$69,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 18 Days on market

Built 1950 0.41 ac lot ↓ 40% since listing

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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 +5.4/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom 1 bath single family home with detached garage on almost 1/2 an acre. Large kitchen built in cabinets. 3 season sunroom. First level has bedroom and full bath. Laundry room. 2 bedrooms upstairs. Full Basement. 1 car garage detached. Property sold AS IS. Nice side yard. Shade trees. Worcester School District. Minutes to I-88.

Key facts

• Laundry room
• Basement
• Large kitchen

Tags

• DETACHED GARAGE
• LARGE KITCHEN
• BUILT IN CABINETS
• 3 SEASON SUNROOM
• LAUNDRY ROOM
• BASEMENT

Property features AI

Finance

• Other: Property sits on approximately 0.41 acres

Exterior

• Parking: Driveway; 1 garage space; 3 total parking spaces
• Security: Carbon monoxide detector(s)
• Utilities: Septic tank; Cable available
• Home design: Single-family residence; Marked as fixer condition
• Construction: Vinyl siding; Block foundation; Metal roof; Built around 1,200 living area
• Exterior features: Enclosed patio/porch; Front porch; Road frontage; Garage(s) on the property

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: One bedroom on the first floor; Two bedrooms on the second floor
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heat; Oil heating; Pellet stove; 100 amp electrical service
• Interior features: High-speed internet; Built-in features; Double-pane windows; Unfinished basement
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% 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.
• Worcester Central School District (rural): math 40% / reading 40% proficiency, ranked #642 of 755 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $1k of equity ($477 loan paydown + $582 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.76% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.29%
• DSCR: 2.13
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.39×
• Total profit: $26,764
• Equity at exit: $22,995

10-year hold

• IRR: 30.1%
• Equity multiple: 4.59×
• Total profit: $69,278
• Equity at exit: $30,130

Cash invested: $19,320 (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 12064

• Home prices YoY: 0.9%
• Active inventory: 4
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $407

Break-even live

Break-even rent $699

Max offer price $69,000

Occupancy floor 61%

Sensitivity live

Price	-10% $446	-5% $427	+0% $407	+5% $388	+10% $368
Rent	-10% $311	-5% $359	+0% $407	+5% $455	+10% $503
Rate	-1.0pp $442	-0.5pp $425	base $407	+0.5pp $389	+1.0pp $371

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $69,000 Active 18 DOM
2. 2026-06-18
   days on market $69,000 Active 16 DOM
3. 2026-06-17
   days on market $69,000 Active 15 DOM
4. 2026-06-16
   days on market $69,000 Active 14 DOM
5. 2026-06-16
   remarks 336-char remark
6. 2026-06-15
   days on market $69,000 Active 13 DOM
7. 2026-06-13
   days on market $69,000 Active 11 DOM
8. 2026-06-12
   days on market $69,000 Active 10 DOM
9. 2026-06-09
   days on market $69,000 Active 7 DOM
10. 2026-06-08
    days on market $69,000 Active 6 DOM
11. 2026-06-07
    days on market $69,000 Active 5 DOM
12. 2026-06-07
    days on market $69,000 Active 4 DOM
13. 2026-06-02
    remarks 299-char remark
14. 2026-06-02
    listed $69,000 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/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 ≥87°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: $14,578
• − Mortgage interest: −$3,865
• − Property taxes: −$1,943
• − Insurance: −$345
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,007
• Taxable income: $4,085
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $3,906/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: Worcester Central School District
• NCES district ID: 3631740
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $45,846
• Composite: 36.52/100
• National rank: #9306
• State rank: #642 of 755 in NY

Livability — East Worcester

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

Census & demographics

• Census place: East Worcester, NY
• Population (ZIP): 314

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 (78%)
• Race & ethnicity: White 78% Two or more races 22%
• Common ancestry: Danish 4% Romanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 0.84%
• Current HPI: 89.4509
• 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

-39.7% since first listed

7 events — show timeline

• 2026-06-01 Listed $69,000 Global MLS
• 2025-09-18 Listing Removed — Global MLS
• 2025-06-23 Price Changed $85,000 Global MLS
• 2025-04-01 Listed $95,000 Global MLS
• 2025-03-31 Listing Removed — Global MLS
• 2024-11-20 Price Changed $95,000 Global MLS
• 2024-08-20 Listed $114,500 Global MLS

Property tax history

+6.1%/yr

Latest (2025): $1,943 · +1.7% YoY. Source: county tax records.