1934 Morton Hill Rd · Roscoe, NY 12776

$109,000

3 bd · 1.5 ba · 1,350 sqft · SingleFamily · 285 Days on market

Built 1900 Poor condition 2.00 ac lot $81/sqft · 62% below area ↓ 16% 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
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Perfect Starter Project for Beginner Renovators! Colchester, NY – Low Taxes, Big Potential Looking to get your hands dirty and build sweat equity? This charming older foursquare in the peaceful, low-tax township of Colchester is just waiting for your vision! Whether you're a first-time renovator or a weekend DIYer, this is the perfect place to start. Set on a quiet, town-maintained road surrounded by nature — including acres of state land, trails, ponds, and streams — this home is an ideal escape with easy access to Route 17/86 and Route 206. Just minutes from Roscoe, Downsville, and other quaint rural towns full of life and local charm. The Basics Are in Place: ?? New well ?? Upgraded electric service ?? Roof approximately 10 years old ?? Some replacement windows already installed Inside, you’ll find original hardwood floors ready to be brought back to life, loads of natural light, and character in every corner. Yes, it needs foundation work — but for the right buyer, that means opportunity and value. This is your chance to bring an old gem back to life. Come take a look, roll up your sleeves, and let your imagination run wild!

Key facts

• New well
• Low taxes
• Acres of state land

Tags

• LOW TAXES
• ACRES OF STATE LAND
• ORIGINAL HARDWOOD FLOORS
• LOADS OF NATURAL LIGHT
• NEW WELL
• UPGRADED ELECTRIC SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 1.3% in Roscoe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#1,100 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing B; Watch: crime F, amenities F, commute F.
• Roscoe Central School District (rural): math 35% / reading 35% proficiency, ranked #689 of 755 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($754 loan paydown + $7k appreciation (6.1% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 285 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.77% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.39%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $286,674
• List price: $109,000
• Delta: -61.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.68×
• Total profit: $81,650
• Equity at exit: $69,495

10-year hold

• IRR: 38.4%
• Equity multiple: 7.60×
• Total profit: $201,438
• Equity at exit: $126,875

Cash invested: $30,520 (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 12776

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $773

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 55%

Sensitivity live

Price	-10% $848	-5% $811	+0% $773	+5% $735	+10% $698
Rent	-10% $620	-5% $697	+0% $773	+5% $849	+10% $926
Rate	-1.0pp $828	-0.5pp $801	base $773	+0.5pp $745	+1.0pp $716

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $109,000 Active 285 DOM
2. 2026-06-21
   days on market $109,000 Active 284 DOM
3. 2026-06-18
   days on market $109,000 Active 282 DOM
4. 2026-06-17
   days on market $109,000 Active 281 DOM
5. 2026-06-16
   days on market $109,000 Active 280 DOM
6. 2026-06-15
   days on market $109,000 Active 279 DOM
7. 2026-06-13
   days on market $109,000 Active 277 DOM
8. 2026-06-12
   days on market $109,000 Active 276 DOM
9. 2026-06-09
   days on market $109,000 Active 273 DOM
10. 2026-06-08
    days on market $109,000 Active 272 DOM
11. 2026-06-07
    days on market $109,000 Active 271 DOM
12. 2026-06-07
    days on market $109,000 Active 270 DOM
13. 2026-06-04
    days on market $109,000 Active 267 DOM
14. 2026-06-02
    days on market $109,000 Active 266 DOM
15. 2026-06-01
    days on market $109,000 Active 265 DOM
16. 2026-05-31
    days on market $109,000 Active 264 DOM
17. 2026-05-04
    price $109,000 1181-char remark

    Show marketing remark (1181 chars)

    Perfect Starter Project for Beginner Renovators! Colchester, NY – Low Taxes, Big Potential Looking to get your hands dirty and build sweat equity? This charming older foursquare in the peaceful, low-tax township of Colchester is just waiting for your vision! Whether you're a first-time renovator or a weekend DIYer, this is the perfect place to start. Set on a quiet, town-maintained road surrounded by nature — including acres of state land, trails, ponds, and streams — this home is an ideal escape with easy access to Route 17/86 and Route 206. Just minutes from Roscoe, Downsville, and other quaint rural towns full of life and local charm. The Basics Are in Place: ?? New well ?? Upgraded electric service ?? Roof approximately 10 years old ?? Some replacement windows already installed Inside, you’ll find original hardwood floors ready to be brought back to life, loads of natural light, and character in every corner. Yes, it needs foundation work — but for the right buyer, that means opportunity and value. This is your chance to bring an old gem back to life. Come take a look, roll up your sleeves, and let your imagination run wild!

18. 2026-03-09
    historical
19. 2026-02-18
    price $119,000 1181-char remark

    Show marketing remark (1181 chars)

    Perfect Starter Project for Beginner Renovators! Colchester, NY – Low Taxes, Big Potential Looking to get your hands dirty and build sweat equity? This charming older foursquare in the peaceful, low-tax township of Colchester is just waiting for your vision! Whether you're a first-time renovator or a weekend DIYer, this is the perfect place to start. Set on a quiet, town-maintained road surrounded by nature — including acres of state land, trails, ponds, and streams — this home is an ideal escape with easy access to Route 17/86 and Route 206. Just minutes from Roscoe, Downsville, and other quaint rural towns full of life and local charm. The Basics Are in Place: ?? New well ?? Upgraded electric service ?? Roof approximately 10 years old ?? Some replacement windows already installed Inside, you’ll find original hardwood floors ready to be brought back to life, loads of natural light, and character in every corner. Yes, it needs foundation work — but for the right buyer, that means opportunity and value. This is your chance to bring an old gem back to life. Come take a look, roll up your sleeves, and let your imagination run wild!

20. 2025-09-09
    listed $129,000 Active
21. 2025-09-08
    listed $129,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Perfect Starter Project for Beginner Renovators! Colchester, NY – Low Taxes, Big Potential Looking to get your hands dirty and build sweat equity? This charming older foursquare in the peaceful, low-tax township of Colchester is just waiting for your vision! Whether you're a first-time renovator or a weekend DIYer, this is the perfect place to start. Set on a quiet, town-maintained road surrounded by nature — including acres of state land, trails, ponds, and streams — this home is an ideal escape with easy access to Route 17/86 and Route 206. Just minutes from Roscoe, Downsville, and other quaint rural towns full of life and local charm. The Basics Are in Place: ?? New well ?? Upgraded electric service ?? Roof approximately 10 years old ?? Some replacement windows already installed Inside, you’ll find original hardwood floors ready to be brought back to life, loads of natural light, and character in every corner. Yes, it needs foundation work — but for the right buyer, that means opportunity and value. This is your chance to bring an old gem back to life. Come take a look, roll up your sleeves, and let your imagination run wild!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,184
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$3,171
• Taxable income: $8,018
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $7,352/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including painting, flooring replacement, and kitchen and bathroom renovations. It presents significant potential for value increase with proper updates.

Repairs flagged

• Major exterior siding — Peeling paint
• Major interior walls — Peeling paint
• Major flooring — Worn and in need of replacement
• Major bathroom fixtures — Dirty and in need of repairs
• Major kitchen cabinets — Worn and outdated
• Unknown HVAC system — No visible damage

Value-add opportunities

• Both Painting and repainting — Improves curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and creates a welcoming environment
• Both Flooring replacement — Improves living space and adds value
• Both Bathroom renovation — Enhances functionality and adds value
• Both Kitchen renovation — Enhances functionality and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
bathroom fixtures · Dirty and in need of repairs	Major	$15,000–50,000
kitchen cabinets · Worn and outdated	Major	$15,000–50,000
HVAC system · No visible damage	Unknown	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Both Painting and repainting — Improves curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and creates a welcoming environment ↑
• Both Flooring replacement — Improves living space and adds value ↑
• Both Bathroom renovation — Enhances functionality and adds value ↑
• Both Kitchen renovation — Enhances functionality and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roscoe Central School District
• NCES district ID: 3625020
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $50,743
• Composite: 33.05/100
• National rank: #10658
• State rank: #689 of 755 in NY

Livability — Roscoe

• Score: 56/100
• State rank: #1100
• US rank: #22431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,046

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.14%
• Current HPI: 298.015
• 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

-15.5% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — UNYREIS
• 2026-02-18 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-09 Listed $129,000 UNYREIS
• 2025-09-08 Listed $129,000 OneKey® MLS as Distributed by MLS Grid