105 Vintonton Rd · Cobleskill, NY 12194

$100,000

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 21 Days on market

Built 1920 1.70 ac lot

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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 +27.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

Key facts

• Private acres
• Country living
• Two barns

Tags

• PRIVATE ACRES
• PEACEFUL CREEK
• COUNTRY LIVING
• TWO BARNS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.3% in Cobleskill — 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 62/100 on livability (#876 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, health & safety A; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: 2 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.43% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.7%
• Equity multiple: 3.62×
• Total profit: $73,491
• Equity at exit: $90,088

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $201,750
• Equity at exit: $194,278

Cash invested: $28,000 (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 12194

• Home prices YoY: 3.7%
• Active inventory: 2
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $297

Break-even live

Break-even rent $1,050

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-03-31
   status Pending
2. 2025-03-10
   listed $100,000 Active
3. 2024-01-12
   soldstatus $95,000 Closed 795-char remark

   Show marketing remark (798 chars)

   Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

4. 2024-01-12
   soldstatus $95,000 Closed 798-char remark

   Show marketing remark (798 chars)

   Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

5. 2023-11-18
   status Under Contract- Do Not Show 795-char remark

   Show marketing remark (798 chars)

   Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

6. 2023-11-18
   status Pending 798-char remark

   Show marketing remark (798 chars)

   Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

7. 2023-11-03
   listed $100,000 Active 795-char remark

   Show marketing remark (798 chars)

   Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

8. 2023-11-03
   listed $100,000 Active 798-char remark

   Show marketing remark (798 chars)

   Looking for a winter project we have what could be an amazing home all you need is the desire to restore it. This country farmhouse sits so beautifully on a corner lot in a peaceful area on 1.7 park like acres and to top it off the brook behind the home. Peace and tranquility await while your put you blood sweat and tears into this homestead. Perhaps you dreamed of doing your own FLIP house this one is calling you and the finished product would be fabulous. Maybe a fixer upper is your dream so you can call it YOURS when your done no matter what you desire this home would be worth the work. The current owner uses this part time and has worked on it for years, you can live here and work on it at the same time and at days end sit by the brook or your fire pit and just breathe. POTENTIAL!

9. 1999-06-03
   soldstatus $40,000

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥87°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: $17,108
• − Mortgage interest: −$5,602
• − Property taxes: −$3,158
• − Insurance: −$500
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,909
• Taxable income: $2,203
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,036/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 — Cobleskill

• Score: 62/100
• State rank: #876
• US rank: #16581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 213

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Subsaharan African 5% Portuguese 4% Iranian 1%
• Foreign-born: 4%

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: ▲ 12.01%
• Current HPI: 333.0309
• 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

+150.0% since first listed

9 events — show timeline

• 2025-03-31 Pending — Global MLS
• 2025-03-10 Listed $100,000 Global MLS
• 2024-01-12 Sold (MLS) $95,000 Global MLS
• 2024-01-12 Sold (MLS) $95,000 UNYREIS
• 2023-11-18 Pending — UNYREIS
• 2023-11-18 Pending — Global MLS
• 2023-11-03 Listed $100,000 Global MLS
• 2023-11-03 Listed $100,000 UNYREIS
• 1999-06-03 Sold (Public Records) $40,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,158 · -0.2% YoY. Source: county tax records.