1449 Huntersland Rd · Middleburgh, NY 12122

$243,900

3 bd · 1.0 ba · 1,900 sqft · SingleFamily · 66 Days on market

Built 1907 0.94 ac lot $128/sqft · 12% below area Est $276k · 12% 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 +12.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Home set on a peaceful country setting in Middleburgh, this newly remodeled farmhouse offers 3 bedrooms, 1 full bath, and approximately 1,992 square feet of comfortable living space on .94 acres. The open floor plan creates an easy flow between the main living areas, while the eat-in semi-modern kitchen and spacious main-level laundry room add everyday convenience. Paddle fans, updated finishes, a welcoming front porch, enhance the home's comfort and charm. Outside, enjoy a open yard space, and access to the creek for a relaxing connection to nature. With recent improvements including a new water filtration system, new steel beams in basement and plumbing upgrades. This property combines rural appeal with practical updates. This is a great opportunity to own a move-in ready home in a scenic country location.

Key facts

• Open floor plan
• Access to the creek
• Open yard space

Tags

• OPEN FLOOR PLAN
• SEMI-MODERN KITCHEN
• WELCOMING FRONT PORCH
• OPEN YARD SPACE
• ACCESS TO THE CREEK
• NEW WATER FILTRATION SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (33.8% below list).
• Recommended offer: $161k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.3% in Middleburgh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#518 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: employment D+, amenities F, commute F.
• Middleburgh Central School District (rural): math 44% / reading 54% proficiency, ranked #409 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middleburgh Elementary School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 344 students, 54% FRL); Middleburgh Junior/Senior High School (math 57% / reading 67%, grade B-, #827 of 1,100 statewide, top 76%, 296 students, 52% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 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 $26k of equity ($2k loan paydown + $24k 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.
• By year 2, 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 66 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,426 (33.8% 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 66 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — 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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 12.6

CMA / ARV

• ARV (median comp): $276,276
• List price: $243,900
• Delta: -11.72%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $104,195
• Equity at exit: $219,724

10-year hold

• IRR: 17.4%
• Equity multiple: 5.82×
• Total profit: $329,495
• Equity at exit: $473,844

Cash invested: $68,292 (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 12122

• Active inventory: 52
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$1,279
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-450

Break-even live

Break-even rent $2,184

Max offer price $164,328

Occupancy floor —

Sensitivity live

Price	-10% $-312	-5% $-381	+0% $-450	+5% $-519	+10% $-589
Rent	-10% $-578	-5% $-514	+0% $-450	+5% $-387	+10% $-323
Rate	-1.0pp $-328	-0.5pp $-388	base $-450	+0.5pp $-514	+1.0pp $-578

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: $60,975
• Closing costs: $7,317
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $243,900 Active 66 DOM
2. 2026-06-21
   days on market $243,900 Active 65 DOM
3. 2026-06-21
   days on market $243,900 Active 64 DOM
4. 2026-06-18
   days on market $243,900 Active 62 DOM
5. 2026-06-17
   days on market $243,900 Active 61 DOM
6. 2026-06-16
   days on market $243,900 Active 60 DOM
7. 2026-06-15
   days on market $243,900 Active 59 DOM
8. 2026-06-13
   days on market $243,900 Active 57 DOM
9. 2026-06-12
   days on market $243,900 Active 56 DOM
10. 2026-06-09
    days on market $243,900 Active 53 DOM
11. 2026-06-08
    days on market $243,900 Active 52 DOM
12. 2026-06-07
    days on market $243,900 Active 51 DOM
13. 2026-06-07
    days on market $243,900 Active 50 DOM
14. 2026-06-04
    days on market $243,900 Active 47 DOM
15. 2026-06-02
    days on market $243,900 Active 46 DOM
16. 2026-06-01
    days on market $243,900 Active 45 DOM
17. 2026-05-31
    days on market $243,900 Active 44 DOM
18. 2026-04-27
    price $248,900 819-char remark

    Show marketing remark (819 chars)

    Home set on a peaceful country setting in Middleburgh, this newly remodeled farmhouse offers 3 bedrooms, 1 full bath, and approximately 1,992 square feet of comfortable living space on .94 acres. The open floor plan creates an easy flow between the main living areas, while the eat-in semi-modern kitchen and spacious main-level laundry room add everyday convenience. Paddle fans, updated finishes, a welcoming front porch, enhance the home's comfort and charm. Outside, enjoy a open yard space, and access to the creek for a relaxing connection to nature. With recent improvements including a new water filtration system, new steel beams in basement and plumbing upgrades. This property combines rural appeal with practical updates. This is a great opportunity to own a move-in ready home in a scenic country location.

19. 2026-04-17
    price $250,900 819-char remark

    Show marketing remark (819 chars)

    Home set on a peaceful country setting in Middleburgh, this newly remodeled farmhouse offers 3 bedrooms, 1 full bath, and approximately 1,992 square feet of comfortable living space on .94 acres. The open floor plan creates an easy flow between the main living areas, while the eat-in semi-modern kitchen and spacious main-level laundry room add everyday convenience. Paddle fans, updated finishes, a welcoming front porch, enhance the home's comfort and charm. Outside, enjoy a open yard space, and access to the creek for a relaxing connection to nature. With recent improvements including a new water filtration system, new steel beams in basement and plumbing upgrades. This property combines rural appeal with practical updates. This is a great opportunity to own a move-in ready home in a scenic country location.

20. 2026-04-17
    listed $259,000 Active 819-char remark

    Show marketing remark (819 chars)

    Home set on a peaceful country setting in Middleburgh, this newly remodeled farmhouse offers 3 bedrooms, 1 full bath, and approximately 1,992 square feet of comfortable living space on .94 acres. The open floor plan creates an easy flow between the main living areas, while the eat-in semi-modern kitchen and spacious main-level laundry room add everyday convenience. Paddle fans, updated finishes, a welcoming front porch, enhance the home's comfort and charm. Outside, enjoy a open yard space, and access to the creek for a relaxing connection to nature. With recent improvements including a new water filtration system, new steel beams in basement and plumbing upgrades. This property combines rural appeal with practical updates. This is a great opportunity to own a move-in ready home in a scenic country location.

21. 2025-05-08
    soldstatus $231,750
22. 2025-05-08
    soldstatus $231,750
23. 2025-04-28
    soldstatus $225,000 Closed 811-char remark

    Show marketing remark (811 chars)

    WELCOME HOME to this beautifully modernized 1900 Sq ft farmhouse with a perfect blend of open, airy spaces and cozy nooks! The open concept layout and first-floor primary bedroom bring in a contemporary feel, while the upstairs provides plenty of room with 2 large bedrooms, an office, and a seating area. The setting, with just under an acre bordered by a creek, adds to the charm and tranquility—perfect for those who love the outdoors without sacrificing proximity to amenities. Imagine the charm of country living paired perfectly with modern conveniences—this property offers the best of both worlds. Move-in ready, it's designed for those who crave a peaceful lifestyle but won't compromise on comfort.With room for everything this property embodies the perfect blend of rustic charm and mode

24. 2025-04-28
    soldstatus $225,000

    Show marketing remark (811 chars)

    WELCOME HOME to this beautifully modernized 1900 Sq ft farmhouse with a perfect blend of open, airy spaces and cozy nooks! The open concept layout and first-floor primary bedroom bring in a contemporary feel, while the upstairs provides plenty of room with 2 large bedrooms, an office, and a seating area. The setting, with just under an acre bordered by a creek, adds to the charm and tranquility—perfect for those who love the outdoors without sacrificing proximity to amenities. Imagine the charm of country living paired perfectly with modern conveniences—this property offers the best of both worlds. Move-in ready, it's designed for those who crave a peaceful lifestyle but won't compromise on comfort.With room for everything this property embodies the perfect blend of rustic charm and mode

25. 2025-03-13
    status Pending 811-char remark

    Show marketing remark (811 chars)

    WELCOME HOME to this beautifully modernized 1900 Sq ft farmhouse with a perfect blend of open, airy spaces and cozy nooks! The open concept layout and first-floor primary bedroom bring in a contemporary feel, while the upstairs provides plenty of room with 2 large bedrooms, an office, and a seating area. The setting, with just under an acre bordered by a creek, adds to the charm and tranquility—perfect for those who love the outdoors without sacrificing proximity to amenities. Imagine the charm of country living paired perfectly with modern conveniences—this property offers the best of both worlds. Move-in ready, it's designed for those who crave a peaceful lifestyle but won't compromise on comfort.With room for everything this property embodies the perfect blend of rustic charm and mode

26. 2024-12-18
    price $229,900 811-char remark

    Show marketing remark (811 chars)

    WELCOME HOME to this beautifully modernized 1900 Sq ft farmhouse with a perfect blend of open, airy spaces and cozy nooks! The open concept layout and first-floor primary bedroom bring in a contemporary feel, while the upstairs provides plenty of room with 2 large bedrooms, an office, and a seating area. The setting, with just under an acre bordered by a creek, adds to the charm and tranquility—perfect for those who love the outdoors without sacrificing proximity to amenities. Imagine the charm of country living paired perfectly with modern conveniences—this property offers the best of both worlds. Move-in ready, it's designed for those who crave a peaceful lifestyle but won't compromise on comfort.With room for everything this property embodies the perfect blend of rustic charm and mode

27. 2024-11-01
    listed $240,000 Active 811-char remark

    Show marketing remark (811 chars)

    WELCOME HOME to this beautifully modernized 1900 Sq ft farmhouse with a perfect blend of open, airy spaces and cozy nooks! The open concept layout and first-floor primary bedroom bring in a contemporary feel, while the upstairs provides plenty of room with 2 large bedrooms, an office, and a seating area. The setting, with just under an acre bordered by a creek, adds to the charm and tranquility—perfect for those who love the outdoors without sacrificing proximity to amenities. Imagine the charm of country living paired perfectly with modern conveniences—this property offers the best of both worlds. Move-in ready, it's designed for those who crave a peaceful lifestyle but won't compromise on comfort.With room for everything this property embodies the perfect blend of rustic charm and mode

28. 2024-11-01
    listed $229,900

    Show marketing remark (811 chars)

    WELCOME HOME to this beautifully modernized 1900 Sq ft farmhouse with a perfect blend of open, airy spaces and cozy nooks! The open concept layout and first-floor primary bedroom bring in a contemporary feel, while the upstairs provides plenty of room with 2 large bedrooms, an office, and a seating area. The setting, with just under an acre bordered by a creek, adds to the charm and tranquility—perfect for those who love the outdoors without sacrificing proximity to amenities. Imagine the charm of country living paired perfectly with modern conveniences—this property offers the best of both worlds. Move-in ready, it's designed for those who crave a peaceful lifestyle but won't compromise on comfort.With room for everything this property embodies the perfect blend of rustic charm and mode

29. 2023-04-07
    soldstatus $185,000 Closed
30. 2023-03-29
    status Pending
31. 2023-02-22
    status Pending
32. 2022-10-13
    listed $200,000 Active
33. 2008-07-17
    soldstatus $124,360
34. 2008-07-08
    soldstatus $124,360
35. 2008-03-07
    historical
36. 2007-10-10
    listed $119,900
37. 2002-10-08
    soldstatus $75,000

ⓘ 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: $4,140 · $345/mo
• Projected year-2 tax: $4,140 · $345/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,371
• − Mortgage interest: −$13,662
• − Property taxes: −$4,140
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$7,095
• Taxable loss: −$9,846
• Est. tax savings @ 24.0%: +$2,363
• After-tax cash flow: $-3,042/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: Middleburgh Central School District
• NCES district ID: 3619260
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $47,677
• Composite: 41.7/100
• National rank: #3412
• State rank: #409 of 590 in NY

Livability — Middleburgh

• Score: 68/100
• State rank: #518
• US rank: #9180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,555

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Spanish 1%

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: ▲ 86.69%
• Current HPI: 322.5162
• 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

+231.9% since first listed

20 events — show timeline

• 2026-04-27 Price Changed $248,900 Global MLS
• 2026-04-17 Price Changed $250,900 Global MLS
• 2026-04-17 Listed $259,000 Global MLS
• 2025-05-08 Sold (Public Records) $231,750 Public Records
• 2025-05-08 Sold (Public Records) $231,750 Public Records
• 2025-04-28 Sold (MLS) $225,000 HVCRMLS
• 2025-04-28 Sold (MLS) $225,000 Global MLS
• 2025-03-13 Pending — Global MLS
• 2024-12-18 Price Changed $229,900 Global MLS
• 2024-11-01 Listed $229,900 HVCRMLS
• 2024-11-01 Listed $240,000 Global MLS
• 2023-04-07 Sold (MLS) $185,000 Global MLS
• 2023-03-29 Pending — Global MLS
• 2023-02-22 Pending — Global MLS
• 2022-10-13 Listed $200,000 Global MLS
• 2008-07-17 Sold (Public Records) $124,360 Public Records
• 2008-07-08 Sold (MLS) $124,360 Global MLS
• 2008-03-07 Listing Removed — Global MLS
• 2007-10-10 Listed $119,900 Global MLS
• 2002-10-08 Sold (Public Records) $75,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,140 · +2.3% YoY. Source: county tax records.