630 Charlotte Valley Rd · East Worcester, NY 12036

$35,000

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 63 Days on market

Built 1920 0.50 ac lot $20/sqft · 83% below area

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the Potential of Your Dream Home in Schoharie County! Imagine the possibilities that await you at 630 Charlotte Valley Rd, Charlotteville, NY! This charming two-story, three to four-bedroom home is a canvas inviting your personal touch. While it's true that this property requires a full renovation, think of it as an opportunity to transform this Old-Style beauty into your very own masterpiece! With a generous 0.5-acre setting, you'll have the perfect backdrop to create a charming sanctuary, complete with a welcoming porch and ample outdoor space for adventures and relaxation. This home boasts a thoughtful layout with spacious rooms including a cozy living area and convenient first-floor laundry. You'll love the potential of the storage room, imagine turning it into an office, playroom, or whatever your heart desires! Although some elements might need a touch-up, you'll discover original wood features that tell the story of this lovely home, adding character to your renovation journey. Nestled in the picturesque Charlotte Valley, you'll enjoy both rural tranquility and accessibility to nearby amenities. Whether you're looking to settle down in a serene environment or seeking an investment opportunity with great potential for return, this home is perfect for visionaries ready to roll up their sleeves. With high-speed internet available, you can work from home while still enjoying the best of country life. In a market where move-in ready can sometimes mean limitations, this isn't just a house, it's an adventure waiting for you to embark! So, put on your renovation hat and step into a life you've been dreaming of in Schoharie County.

Key facts

• Ample outdoor space
• Storage room
• 0.5-acre setting

Tags

• 0.5-ACRE SETTING
• WELCOMING PORCH
• AMPLE OUTDOOR SPACE
• FIRST-FLOOR LAUNDRY
• STORAGE ROOM
• ORIGINAL WOOD FEATURES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% 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.
• Charlotte Valley Central School District (rural): math 35% / reading 45% proficiency, ranked #640 of 755 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 ($242 loan paydown + $4k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — 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 63 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 4.06% ✓
• Cap rate: 36.54%
• Cash-on-cash: 108.01%
• DSCR: 5.81
• GRM: 2.1

CMA / ARV

• ARV (median comp): $207,238
• List price: $35,000
• Delta: -83.11%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Charlotte Valley Rd	0.04mi	3/1.0 (-1)	1,500 (-14%)	1mo	$45,000	$30	69
217 Meade Rd	0.57mi	5/3.0 (+1)	1,632 (-6%)	14mo	$479,000	$294	39

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.68×
• Total profit: $75,263
• Equity at exit: $31,531

10-year hold

• IRR: —
• Equity multiple: 19.11×
• Total profit: $177,501
• Equity at exit: $67,997

Cash invested: $9,800 (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 12036

• Home prices YoY: 4.8%
• Active inventory: 7
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $882

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

Sensitivity live

Price	-10% $906	-5% $894	+0% $882	+5% $870	+10% $858
Rent	-10% $770	-5% $826	+0% $882	+5% $938	+10% $994
Rate	-1.0pp $900	-0.5pp $891	base $882	+0.5pp $873	+1.0pp $864

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-08
   status Pending 1676-char remark

   Show marketing remark (1722 chars)

   Unlock the Potential of Your Dream Home in Schoharie County! Imagine the possibilities that await you at 630 Charlotte Valley Rd, Charlotteville, NY! This charming two-story, three to four-bedroom home is a canvas inviting your personal touch. While it’s true that this property requires a full renovation, think of it as an opportunity to transform this Old-Style beauty into your very own masterpiece! With a generous 0.5-acre setting, you’ll have the perfect backdrop to create a charming sanctuary, complete with a welcoming porch and ample outdoor space for adventures and relaxation. This home boasts a thoughtful layout with spacious rooms, including a cozy living area and convenient first-floor laundry. You'll love the potential of the storage room – imagine turning it into an office, playroom, or whatever your heart desires! Although some elements might need a touch-up, you'll discover original wood features that tell the story of this lovely home, adding character to your renovation journey. Nestled in the picturesque Charlotte Valley, you’ll enjoy both rural tranquility and accessibility to nearby amenities. Whether you’re looking to settle down in a serene environment or seeking an investment opportunity with great potential for return, this home is perfect for visionaries ready to roll up their sleeves. With high-speed internet available, you can work from home while still enjoying the best of country life. In a market where move-in ready can sometimes mean limitations, this isn’t just a house—it’s an adventure waiting for you to embark! So, put on your renovation hat and step into a life you’ve been dreaming of in Schoharie County.

2. 2026-05-08
   status Pending 1722-char remark

   Show marketing remark (1722 chars)

   Unlock the Potential of Your Dream Home in Schoharie County! Imagine the possibilities that await you at 630 Charlotte Valley Rd, Charlotteville, NY! This charming two-story, three to four-bedroom home is a canvas inviting your personal touch. While it’s true that this property requires a full renovation, think of it as an opportunity to transform this Old-Style beauty into your very own masterpiece! With a generous 0.5-acre setting, you’ll have the perfect backdrop to create a charming sanctuary, complete with a welcoming porch and ample outdoor space for adventures and relaxation. This home boasts a thoughtful layout with spacious rooms, including a cozy living area and convenient first-floor laundry. You'll love the potential of the storage room – imagine turning it into an office, playroom, or whatever your heart desires! Although some elements might need a touch-up, you'll discover original wood features that tell the story of this lovely home, adding character to your renovation journey. Nestled in the picturesque Charlotte Valley, you’ll enjoy both rural tranquility and accessibility to nearby amenities. Whether you’re looking to settle down in a serene environment or seeking an investment opportunity with great potential for return, this home is perfect for visionaries ready to roll up their sleeves. With high-speed internet available, you can work from home while still enjoying the best of country life. In a market where move-in ready can sometimes mean limitations, this isn’t just a house—it’s an adventure waiting for you to embark! So, put on your renovation hat and step into a life you’ve been dreaming of in Schoharie County.

3. 2026-03-04
   listed $35,000 Active 1676-char remark

   Show marketing remark (1722 chars)

   Unlock the Potential of Your Dream Home in Schoharie County! Imagine the possibilities that await you at 630 Charlotte Valley Rd, Charlotteville, NY! This charming two-story, three to four-bedroom home is a canvas inviting your personal touch. While it’s true that this property requires a full renovation, think of it as an opportunity to transform this Old-Style beauty into your very own masterpiece! With a generous 0.5-acre setting, you’ll have the perfect backdrop to create a charming sanctuary, complete with a welcoming porch and ample outdoor space for adventures and relaxation. This home boasts a thoughtful layout with spacious rooms, including a cozy living area and convenient first-floor laundry. You'll love the potential of the storage room – imagine turning it into an office, playroom, or whatever your heart desires! Although some elements might need a touch-up, you'll discover original wood features that tell the story of this lovely home, adding character to your renovation journey. Nestled in the picturesque Charlotte Valley, you’ll enjoy both rural tranquility and accessibility to nearby amenities. Whether you’re looking to settle down in a serene environment or seeking an investment opportunity with great potential for return, this home is perfect for visionaries ready to roll up their sleeves. With high-speed internet available, you can work from home while still enjoying the best of country life. In a market where move-in ready can sometimes mean limitations, this isn’t just a house—it’s an adventure waiting for you to embark! So, put on your renovation hat and step into a life you’ve been dreaming of in Schoharie County.

4. 2026-03-04
   listed $35,000 Active 1722-char remark

   Show marketing remark (1722 chars)

   Unlock the Potential of Your Dream Home in Schoharie County! Imagine the possibilities that await you at 630 Charlotte Valley Rd, Charlotteville, NY! This charming two-story, three to four-bedroom home is a canvas inviting your personal touch. While it’s true that this property requires a full renovation, think of it as an opportunity to transform this Old-Style beauty into your very own masterpiece! With a generous 0.5-acre setting, you’ll have the perfect backdrop to create a charming sanctuary, complete with a welcoming porch and ample outdoor space for adventures and relaxation. This home boasts a thoughtful layout with spacious rooms, including a cozy living area and convenient first-floor laundry. You'll love the potential of the storage room – imagine turning it into an office, playroom, or whatever your heart desires! Although some elements might need a touch-up, you'll discover original wood features that tell the story of this lovely home, adding character to your renovation journey. Nestled in the picturesque Charlotte Valley, you’ll enjoy both rural tranquility and accessibility to nearby amenities. Whether you’re looking to settle down in a serene environment or seeking an investment opportunity with great potential for return, this home is perfect for visionaries ready to roll up their sleeves. With high-speed internet available, you can work from home while still enjoying the best of country life. In a market where move-in ready can sometimes mean limitations, this isn’t just a house—it’s an adventure waiting for you to embark! So, put on your renovation hat and step into a life you’ve been dreaming of in Schoharie County.

5. 2023-10-18
   historical
6. 2023-07-06
   price $59,900
7. 2023-06-23
   price $79,900
8. 2023-06-20
   listed $99,900 Active
9. 2018-09-19
   soldstatus $70,000
10. 2018-08-29
    soldstatus $70,000
11. 2018-08-29
    soldstatus $70,000 Closed (Final Sale)
12. 2018-07-10
    status Pend (Under Cntr)
13. 2018-04-22
    listed $75,000
14. 2018-04-22
    listed $75,000 New
15. 2005-09-15
    listed $33,500

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥88°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: $17,073
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$1,018
• Taxable income: $10,662
• Est. tax owed @ 24.0%: −$2,559
• After-tax cash flow: $8,026/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: Charlotte Valley Central School District
• NCES district ID: 3607050
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $47,579
• Composite: 36.67/100
• National rank: #9236
• State rank: #640 of 755 in NY

Livability — East Worcester

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

Census & demographics

• Population (ZIP): 335

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 29% Two or more races 27%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2%
• Common ancestry: Serbian 13% Iranian 5% Italian 4%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 26% German/W. Germanic 3%

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: ▲ 14.41%
• Current HPI: 317.8886
• 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

+4.5% since first listed

15 events — show timeline

• 2026-05-08 Pending — Global MLS
• 2026-05-08 Pending — UNYREIS
• 2026-03-04 Listed $35,000 UNYREIS
• 2026-03-04 Listed $35,000 Global MLS
• 2023-10-18 Listing Removed — Global MLS
• 2023-07-06 Price Changed $59,900 Global MLS
• 2023-06-23 Price Changed $79,900 Global MLS
• 2023-06-20 Listed $99,900 Global MLS
• 2018-09-19 Sold (Public Records) $70,000 Public Records
• 2018-08-29 Sold (MLS) $70,000 Global MLS
• 2018-08-29 Sold (MLS) $70,000 UNYREIS
• 2018-07-10 Pending — Global MLS
• 2018-04-22 Listed $75,000 Global MLS
• 2018-04-22 Listed $75,000 UNYREIS
• 2005-09-15 Listed $33,500 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $1,878 · +1.6% YoY. Source: county tax records.