635 Charlotte Valley Rd · East Worcester, NY 12036

$65,000

3 bd · 1.0 ba · 2,244 sqft · SingleFamily public records · 236 Days on market

Built 1900 0.25 ac lot $29/sqft · 76% below area ↓ 13% 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 +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

Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors, covered and preserved for years, are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today! This is an Estate.

Key facts

• Vinyl windows
• Roof
• Panel box

Tags

• VINYL WINDOWS
• SIDING
• ROOF
• PANEL BOX
• HOT WATER BOILER
• OLDER WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 2.24% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.49%
• DSCR: 2.89
• GRM: 3.7

CMA / ARV

• ARV (median comp): $182,936
• List price: $65,000
• Delta: -64.47%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.3%
• Equity multiple: 5.20×
• Total profit: $76,503
• Equity at exit: $58,557

10-year hold

• IRR: 50.8%
• Equity multiple: 11.61×
• Total profit: $193,121
• Equity at exit: $126,281

Cash invested: $18,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $644

Break-even live

Break-even rent $639

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $681	-5% $663	+0% $644	+5% $626	+10% $608
Rent	-10% $530	-5% $587	+0% $644	+5% $702	+10% $759
Rate	-1.0pp $677	-0.5pp $661	base $644	+0.5pp $628	+1.0pp $610

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-08
   status Pending 932-char remark

   Show marketing remark (932 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors, covered and preserved for years, are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today! This is an Estate.

2. 2026-05-05
   status Pending 911-char remark

   Show marketing remark (911 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors-covered and preserved for years-are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today!

3. 2026-03-11
   status Active 911-char remark

   Show marketing remark (911 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors-covered and preserved for years-are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today!

4. 2026-03-04
   status Active 932-char remark

   Show marketing remark (932 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors, covered and preserved for years, are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today! This is an Estate.

5. 2026-01-30
   historical Active Under Contract 911-char remark

   Show marketing remark (932 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors, covered and preserved for years, are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today! This is an Estate.

6. 2026-01-30
   historical Contingent 932-char remark

   Show marketing remark (932 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors, covered and preserved for years, are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today! This is an Estate.

7. 2025-10-18
   price $65,000 932-char remark

   Show marketing remark (911 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors-covered and preserved for years-are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today!

8. 2025-10-18
   price $65,000 911-char remark

   Show marketing remark (911 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors-covered and preserved for years-are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today!

9. 2025-09-12
   listed $75,000 Active 932-char remark

   Show marketing remark (911 chars)

   Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors-covered and preserved for years-are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today!

10. 2025-09-12
    listed $75,000 Active 911-char remark

    Show marketing remark (911 chars)

    Contractors, DIYers, and anyone who loves a good project! Tucked away in the quiet hamlet of Charlotteville, Schoharie County, this solid home is ready for its next chapter. Major updates have already been completed, including vinyl windows, siding, roof, panel box, and a hot water boiler-giving you a strong head start. Now it's ready for someone with vision to bring the inside back to life. The home's good bones provide the perfect foundation, and the older wood floors-covered and preserved for years-are just waiting to shine again. With its quiet setting and classic character, this is a wonderful opportunity to create a space that reflects your own style and care. Its proximity to Cobleskill, Oneonta, Cooperstown, and Albany offers a multitude of possibilities, and it's only minutes to State Land for recreational enjoyment. Come take a look and imagine the possibilities-schedule your tour today!

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 ≥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: $17,459
• − Mortgage interest: −$3,641
• − Property taxes: −$1,644
• − Insurance: −$325
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$1,891
• Taxable income: $7,165
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $6,014/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

-13.3% since first listed

10 events — show timeline

• 2026-05-08 Pending — Global MLS
• 2026-05-05 Pending — UNYREIS
• 2026-03-11 Relisted — UNYREIS
• 2026-03-04 Relisted — Global MLS
• 2026-01-30 Contingent — UNYREIS
• 2026-01-30 Contingent — Global MLS
• 2025-10-18 Price Changed $65,000 Global MLS
• 2025-10-18 Price Changed $65,000 UNYREIS
• 2025-09-12 Listed $75,000 UNYREIS
• 2025-09-12 Listed $75,000 Global MLS

Property tax history

+0.6%/yr

Latest (2025): $1,644 · +0.8% YoY. Source: county tax records.