122 Rossman Hill Rd · Jefferson, NY 12131

$120,000

2 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 49 Days on market

Built 1890 3.75 ac lot $102/sqft · 43% below area Est $212k · 43% under ↓ 17% since listing

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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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CASH ONLY -Nestled in nature, your charming single-family home blends traditional aesthetics with rugged beauty. Set on 3.75 acres and backing onto a 10,000-acre state forest, it provides a private retreat for outdoor enthusiasts. The house boasts classic architectural elements and a warm, inviting atmosphere with ample natural light. The spacious living room is perfect for relaxing, and the two well-sized bedrooms offer serene retreats. Outside, the 16x44 barn adds rural charm and versatility, ideal for various uses or extra storage. The expansive forest offers adventure opportunities like horseback riding and snowshoeing, while the large yard is perfect for vibrant gardens. This home seamlessly combines traditional charm with natural beauty for a peaceful escape!

Key facts

• 16x44 barn
• Large yard
• Expansive forest

Tags

• 10
• 000-ACRE STATE FOREST
• 16X44 BARN
• EXPANSIVE FOREST
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $59 ($711/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.0% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cobleskill-Richmondville Central School District (town): math 53% / reading 52% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: George D Ryder Elementary School (378 students, 44% FRL); William H Golding Middle School (math 36% / reading 47%, grade F, #394 of 729 statewide, top 55%, 345 students, 48% FRL); Cobleskill-Richmondville High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 474 students, 48% FRL).
• Market conditions: 17 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 $4k of equity ($830 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1890 — 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: 0.97% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $211,885
• List price: $120,000
• Delta: -43.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Eagle Mountain Rd	0.42mi	3/2.0 (+1)	1,008 (-14%)	11mo	$133,900	$133	39

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.54×
• Total profit: $18,266
• Equity at exit: $53,957

10-year hold

• IRR: 11.9%
• Equity multiple: 2.78×
• Total profit: $59,805
• Equity at exit: $83,154

Cash invested: $33,600 (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 12131

• Active inventory: 17
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $59

Break-even live

Break-even rent $1,089

Max offer price $120,000

Occupancy floor 90%

Sensitivity live

Price	-10% $127	-5% $93	+0% $59	+5% $25	+10% $-9
Rent	-10% $-33	-5% $13	+0% $59	+5% $105	+10% $151
Rate	-1.0pp $120	-0.5pp $90	base $59	+0.5pp $28	+1.0pp $-3

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $120,000 Pending 49 DOM
2. 2026-06-04
   days on market $120,000 Active 48 DOM
3. 2026-06-02
   days on market $120,000 Active 47 DOM
4. 2026-06-01
   days on market $120,000 Active 46 DOM
5. 2026-05-31
   days on market $120,000 Active 45 DOM
6. 2026-05-15
   price $120,000 775-char remark

   Show marketing remark (775 chars)

   CASH ONLY -Nestled in nature, your charming single-family home blends traditional aesthetics with rugged beauty. Set on 3.75 acres and backing onto a 10,000-acre state forest, it provides a private retreat for outdoor enthusiasts. The house boasts classic architectural elements and a warm, inviting atmosphere with ample natural light. The spacious living room is perfect for relaxing, and the two well-sized bedrooms offer serene retreats. Outside, the 16x44 barn adds rural charm and versatility, ideal for various uses or extra storage. The expansive forest offers adventure opportunities like horseback riding and snowshoeing, while the large yard is perfect for vibrant gardens. This home seamlessly combines traditional charm with natural beauty for a peaceful escape!

7. 2026-04-29
   status Active 775-char remark

   Show marketing remark (775 chars)

   CASH ONLY -Nestled in nature, your charming single-family home blends traditional aesthetics with rugged beauty. Set on 3.75 acres and backing onto a 10,000-acre state forest, it provides a private retreat for outdoor enthusiasts. The house boasts classic architectural elements and a warm, inviting atmosphere with ample natural light. The spacious living room is perfect for relaxing, and the two well-sized bedrooms offer serene retreats. Outside, the 16x44 barn adds rural charm and versatility, ideal for various uses or extra storage. The expansive forest offers adventure opportunities like horseback riding and snowshoeing, while the large yard is perfect for vibrant gardens. This home seamlessly combines traditional charm with natural beauty for a peaceful escape!

8. 2026-04-23
   historical Contingent 775-char remark

   Show marketing remark (775 chars)

   CASH ONLY -Nestled in nature, your charming single-family home blends traditional aesthetics with rugged beauty. Set on 3.75 acres and backing onto a 10,000-acre state forest, it provides a private retreat for outdoor enthusiasts. The house boasts classic architectural elements and a warm, inviting atmosphere with ample natural light. The spacious living room is perfect for relaxing, and the two well-sized bedrooms offer serene retreats. Outside, the 16x44 barn adds rural charm and versatility, ideal for various uses or extra storage. The expansive forest offers adventure opportunities like horseback riding and snowshoeing, while the large yard is perfect for vibrant gardens. This home seamlessly combines traditional charm with natural beauty for a peaceful escape!

9. 2026-04-15
   listed $145,000 Active 775-char remark

   Show marketing remark (775 chars)

   CASH ONLY -Nestled in nature, your charming single-family home blends traditional aesthetics with rugged beauty. Set on 3.75 acres and backing onto a 10,000-acre state forest, it provides a private retreat for outdoor enthusiasts. The house boasts classic architectural elements and a warm, inviting atmosphere with ample natural light. The spacious living room is perfect for relaxing, and the two well-sized bedrooms offer serene retreats. Outside, the 16x44 barn adds rural charm and versatility, ideal for various uses or extra storage. The expansive forest offers adventure opportunities like horseback riding and snowshoeing, while the large yard is perfect for vibrant gardens. This home seamlessly combines traditional charm with natural beauty for a peaceful escape!

10. 2024-09-18
    historical
11. 2024-09-12
    listed $145,000 Active

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 1/10 Low 6 d/yr ≥88°F today · 13 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: $13,971
• − Mortgage interest: −$6,722
• − Property taxes: −$2,175
• − Insurance: −$600
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,491
• Taxable loss: −$1,252
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,011/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: Cobleskill-Richmondville Central School District
• NCES district ID: 3600010
• Math proficiency: 53% ▲ 2.00%
• Reading proficiency: 52% ▲ 10.00%
• Median HH income: $49,555
• Composite: 44.83/100
• National rank: #2734
• State rank: #336 of 590 in NY

Livability — Jefferson

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

Census & demographics

• Population (ZIP): 209

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 (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 5% Iranian 5%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: —
• Current HPI: —
• 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

-17.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $120,000 Global MLS
• 2026-04-29 Relisted — Global MLS
• 2026-04-23 Contingent — Global MLS
• 2026-04-15 Listed $145,000 Global MLS
• 2024-09-18 Listing Removed — Global MLS
• 2024-09-12 Listed $145,000 Global MLS

Property tax history

+4.1%/yr

Latest (2025): $2,175 · +1.3% YoY. Source: county tax records.