285 Main St · Worcester, NY 12197

$150,000

4 bd · 1.5 ba · 1,800 sqft · SingleFamily · 148 Days on market

Built 1900 8,276 sqft lot $83/sqft · 36% below area Est $233k · 36% under

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Why this score? — see what drove the C- 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
• Cash flow +12.6/30.0
• Appreciation +5.9/10.0
• 1% rule +4.4/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful Worcester village home with 3 bedrooms and 1 full bath and 1 half bath. Has a very large living room as well as another living area that could be another bedroom making this 4 br. Entirely separate dining room, very spacious to hold all the holiday festivities. Also has an eat in kitchen. There is a very large, enclosed porch for your family to enjoy all together and a beautiful level back yard. This house comes with plenty of parking and a one car garage. Less than a mile to I88 for easy commute and 20 minutes to Cooperstown. Walking distance to all community amenities. (Estimated square footage.)

Key facts

• Separate dining room
• Plenty of parking
• Large living room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• ENCLOSED PORCH
• LEVEL BACK YARD
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-20 ($-242/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (5.7% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,037 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: health & safety C-, schools D-, crime F.
• 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: 24 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 $4k of equity ($1k loan paydown + $3k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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 $5k; list at $150k implies a 2900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% 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 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 0.94% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (median comp): $232,597
• List price: $150,000
• Delta: -35.51%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Main St	0.03mi	3/2.5 (-1)	1,938 (+8%)	12mo	$275,000	$142	67
9 Mill St	0.14mi	3/1.0 (-1)	1,704 (-5%)	21mo	$210,000	$123	60
238 W Hill Rd	0.58mi	3/3.0 (-1)	1,858 (+3%)	10mo	$400,000	$215	48
9565 State Highway 7	0.49mi	4/2.0	1,950 (+8%)	17mo	$178,000	$91	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.19×
• Total profit: $8,174
• Equity at exit: $58,195

10-year hold

• IRR: 7.5%
• Equity multiple: 2.01×
• Total profit: $42,367
• Equity at exit: $83,063

Cash invested: $42,000 (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 12197

• Home prices YoY: 0.6%
• Active inventory: 24
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$288 /mo · $3,461/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-20

Break-even live

Break-even rent $1,440

Max offer price $146,444

Occupancy floor 96%

Sensitivity live

Price	-10% $65	-5% $22	+0% $-20	+5% $-63	+10% $-105
Rent	-10% $-132	-5% $-76	+0% $-20	+5% $36	+10% $92
Rate	-1.0pp $55	-0.5pp $18	base $-20	+0.5pp $-59	+1.0pp $-99

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $150,000 Active 148 DOM
2. 2026-06-18
   days on market $150,000 Active 146 DOM
3. 2026-06-17
   days on market $150,000 Active 145 DOM
4. 2026-06-16
   days on market $150,000 Active 144 DOM
5. 2026-06-15
   days on market $150,000 Active 143 DOM
6. 2026-06-13
   days on market $150,000 Active 141 DOM
7. 2026-06-12
   days on market $150,000 Active 140 DOM
8. 2026-06-09
   days on market $150,000 Active 137 DOM
9. 2026-06-08
   days on market $150,000 Active 136 DOM
10. 2026-06-07
    days on market $150,000 Active 135 DOM
11. 2026-06-07
    days on market $150,000 Active 134 DOM
12. 2026-06-04
    days on market $150,000 Active 131 DOM
13. 2026-06-02
    days on market $150,000 Active 130 DOM
14. 2026-06-01
    days on market $150,000 Active 129 DOM
15. 2026-05-31
    days on market $150,000 Active 128 DOM
16. 2026-01-23
    listed $150,000 Active 616-char remark

    Show marketing remark (616 chars)

    Wonderful Worcester village home with 3 bedrooms and 1 full bath and 1 half bath. Has a very large living room as well as another living area that could be another bedroom making this 4 br. Entirely separate dining room, very spacious to hold all the holiday festivities. Also has an eat in kitchen. There is a very large, enclosed porch for your family to enjoy all together and a beautiful level back yard. This house comes with plenty of parking and a one car garage. Less than a mile to I88 for easy commute and 20 minutes to Cooperstown. Walking distance to all community amenities. (Estimated square footage.)

17. 2025-12-16
    historical
18. 2025-11-03
    price $150,000
19. 2025-07-11
    price $160,000
20. 2025-05-19
    listed $165,000 Active
21. 2025-05-14
    historical
22. 2024-11-19
    listed $165,000 Active
23. 2023-06-18
    status Under Contract- Do Not Show
24. 2023-06-17
    historical
25. 2023-05-15
    listed $129,000 Active
26. 2022-04-09
    listed $141,500
27. 2018-07-16
    soldstatus $5,000
28. 2014-10-31
    soldstatus $10,000
29. 2014-07-03
    listed $13,500
30. 2014-06-04
    listed $19,900
31. 2014-05-01
    listed $22,000
32. 2014-04-01
    listed $24,900
33. 2014-03-01
    listed $29,900
34. 2014-01-24
    listed $34,900
35. 2013-10-23
    listed $39,900
36. 2010-02-22
    listed $88,500
37. 2002-01-04
    soldstatus $24,300
38. 2002-01-04
    soldstatus $32,000
39. 1999-09-03
    soldstatus $16,500

ⓘ 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: $3,461 · $288/mo
• Projected year-2 tax: $3,461 · $288/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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 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: $16,973
• − Mortgage interest: −$8,402
• − Property taxes: −$3,461
• − Insurance: −$750
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,364
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $411/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 — Worcester

• Score: 59/100
• State rank: #1037
• US rank: #20500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, NY
• City population: 2,275
• Population (ZIP): 2,275

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 1.88%
• Current HPI: 341.3108
• 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

+809.1% since first listed

24 events — show timeline

• 2026-01-23 Listed $150,000 Global MLS
• 2025-12-16 Listing Removed — Global MLS
• 2025-11-03 Price Changed $150,000 Global MLS
• 2025-07-11 Price Changed $160,000 Global MLS
• 2025-05-19 Listed $165,000 Global MLS
• 2025-05-14 Listing Removed — Global MLS
• 2024-11-19 Listed $165,000 Global MLS
• 2023-06-18 Pending — UNYREIS
• 2023-06-17 Listing Removed — UNYREIS
• 2023-05-15 Listed $129,000 UNYREIS
• 2022-04-09 Listed $141,500 UNYREIS
• 2018-07-16 Sold (Public Records) $5,000 Public Records
• 2014-10-31 Sold (MLS) $10,000 UNYREIS
• 2014-07-03 Listed $13,500 UNYREIS
• 2014-06-04 Listed $19,900 UNYREIS
• 2014-05-01 Listed $22,000 UNYREIS
• 2014-04-01 Listed $24,900 UNYREIS
• 2014-03-01 Listed $29,900 UNYREIS
• 2014-01-24 Listed $34,900 UNYREIS
• 2013-10-23 Listed $39,900 UNYREIS
• 2010-02-22 Listed $88,500 UNYREIS
• 2002-01-04 Sold (Public Records) $32,000 Public Records
• 2002-01-04 Sold (Public Records) $24,300 Public Records
• 1999-09-03 Sold (Public Records) $16,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,461 · +1.3% YoY. Source: county tax records.