1169 State Route 295 · Chatham, NY 12060

$134,900

3 bd · 1.5 ba · 1,372 sqft · SingleFamily public records · 26 Days on market

Built 1930 0.50 ac lot $98/sqft · 57% 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
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits. This 3 bedroom, 1.1 bath Dutch Colonial home offers 1372sf of living space and is ready for it's next chapter. Home needs fair amount of renovation and will be cash only, sold ''as-is.'' Good sized living room with separate dining space, kitchen with good space , first floor bathroom is a full bath. Enclosed rear porch, and nice front porch. 2nd floor has 3 bedrooms, with primary containing 2 walk in closets. Half bath on 2nd floor could be expanded to full bath. Water shut off for winter. Garage is a tear down. Sweat equity could go a long way on this home. Septic in need of replacement

Key facts

• Dutch colonial home
• Nice front porch
• Enclosed rear porch

Tags

• DUTCH COLONIAL HOME
• ENCLOSED REAR PORCH
• NICE FRONT PORCH
• HALF BATH ON 2ND FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.4% in Chatham — 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 65/100 on livability (#686 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, schools B; Watch: employment C-, cost of living C-, amenities F.
• Chatham Central School District (rural): math 48% / reading 53% proficiency, ranked #353 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $6k appreciation (4.3% local appreciation)).
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.89% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.95%
• DSCR: 2.47
• GRM: 4.4

CMA / ARV

• ARV (median comp): $315,268
• List price: $134,900
• Delta: -57.21%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

4.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.34×
• Total profit: $88,525
• Equity at exit: $70,932

10-year hold

• IRR: 37.9%
• Equity multiple: 6.73×
• Total profit: $216,432
• Equity at exit: $118,084

Cash invested: $37,772 (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 12060

• Home prices YoY: 1.1%
• Active inventory: 19
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,549 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $982

Break-even live

Break-even rent $1,307

Max offer price $134,900

Occupancy floor 56%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Opportunity awaits. This 3 bedroom, 1.1 bath Dutch Colonial home offers 1372sf of living space and is ready for it's next chapter. Home needs fair amount of renovation and will be cash only, sold ''as-is.'' Good sized living room with separate dining space, kitchen with good space , first floor bathroom is a full bath. Enclosed rear porch, and nice front porch. 2nd floor has 3 bedrooms, with primary containing 2 walk in closets. Half bath on 2nd floor could be expanded to full bath. Water shut off for winter. Garage is a tear down. Sweat equity could go a long way on this home. Septic in need of replacement

2. 2026-04-16
   listed $134,900 Active 614-char remark

   Show marketing remark (614 chars)

   Opportunity awaits. This 3 bedroom, 1.1 bath Dutch Colonial home offers 1372sf of living space and is ready for it's next chapter. Home needs fair amount of renovation and will be cash only, sold ''as-is.'' Good sized living room with separate dining space, kitchen with good space , first floor bathroom is a full bath. Enclosed rear porch, and nice front porch. 2nd floor has 3 bedrooms, with primary containing 2 walk in closets. Half bath on 2nd floor could be expanded to full bath. Water shut off for winter. Garage is a tear down. Sweat equity could go a long way on this home. Septic in need of replacement

3. 2026-03-13
   status Active
4. 2026-03-13
   price $142,000
5. 2026-02-19
   status Pending
6. 2026-02-19
   historical
7. 2025-12-11
   listed $149,900 Active
8. 2025-09-22
   listed $149,900 Active
9. 2007-11-08
   soldstatus $136,300
10. 2007-08-09
    listed $139,900
11. 1999-10-19
    soldstatus $70,000

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $2,557 · $213/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,590
• − Mortgage interest: −$7,556
• − Property taxes: −$2,557
• − Insurance: −$1,341
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$3,924
• Taxable income: $10,317
• Est. tax owed @ 24.0%: −$2,476
• After-tax cash flow: $9,303/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: Chatham Central School District
• NCES district ID: 3607110
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,460
• Composite: 44.28/100
• National rank: #2835
• State rank: #353 of 590 in NY

Livability — Chatham

• Score: 65/100
• State rank: #686
• US rank: #12965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,768

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 8% Scotch-Irish 7%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Other Indo-European 8% Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.32%
• Current HPI: 390.0843
• 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

+92.7% since first listed

11 events — show timeline

• 2026-05-12 Pending — Global MLS
• 2026-04-16 Listed $134,900 Global MLS
• 2026-03-13 Relisted — Global MLS
• 2026-03-13 Price Changed $142,000 Global MLS
• 2026-02-19 Pending — Global MLS
• 2026-02-19 Listing Removed — Global MLS
• 2025-12-11 Listed $149,900 Global MLS
• 2025-09-22 Listed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2007-11-08 Sold (MLS) $136,300 Global MLS
• 2007-08-09 Listed $139,900 Global MLS
• 1999-10-19 Sold (Public Records) $70,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $2,557 · -1.8% YoY. Source: county tax records.