548 Shew Hollow Rd · Stamford, NY 12167

$150,000

2 bd · 1.5 ba · 912 sqft · SingleFamily public records · 139 Days on market

Built 1972 Fair condition 1.50 ac lot Garage $164/sqft · 28% below area Est $208k · 28% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +7.6/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to this delightful 1.5-acre retreat featuring scenic mountain views and a private pond. Surrounded by mature gardens, the home boasts a large screened-in porch for seamless, bug-free outdoor living. The main floor offers a comfortable kitchen, a living room centered around a cozy fireplace, two bedrooms, and a full bath. Additional living space awaits in the partially finished basement, which includes a third bedroom, a flexible bonus room with a door leading outside to the yard, gardens and pond. The basement includes a freshly updated bathroom with a brand-new stall shower. Complete with an attached two-car garage offering abundant storage.

Key facts

• Mature gardens
• Screened in porch
• Loads of storage

Tags

• MOUNTAIN VIEWS
• SCREENED IN PORCH
• MATURE GARDENS
• PARTIALLY RENOVATED BASEMENT
• BRAND NEW STALL SHOWER
• LOADS OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.3% in Stamford — 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 67/100 on livability (#574 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, schools D-, amenities F.
• Jefferson Central School District (rural): math 30% / reading 30% proficiency, ranked #723 of 755 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 35 units permitted in Schoharie County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1972 — 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. 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?
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: 1.38% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $208,486
• List price: $150,000
• Delta: -28.05%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Havrish Rd	1.63mi	2/2.0	910 (-0%)	25mo	$70,000	$77	43
677 State Highway 10	1.48mi	2/1.0	900 (-1%)	30mo	$209,000	$232	41
520 Blenheim Hill Rd	1.11mi	2/1.0	980 (+8%)	35mo	$151,000	$154	31
687 State Route 10	1.52mi	3/1.5 (+1)	1,008 (+10%)	25mo	$280,000	$278	22
130 Cabin Rd	1.95mi	3/2.0 (+1)	1,018 (+12%)	35mo	$269,900	$265	19
773 Blenheim Hill Rd	2.01mi	2/1.0	1,100 (+21%)	56mo	$477,000	$434	18
129 Ethel Wood Rd	1.50mi	3/1.0 (+1)	792 (-13%)	59mo	$70,000	$88	16

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

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.81×
• Total profit: $75,935
• Equity at exit: $86,896

10-year hold

• IRR: 27.3%
• Equity multiple: 5.63×
• Total profit: $194,587
• Equity at exit: $151,559

Cash invested: $42,000 (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 12167

• Home prices YoY: 1.4%
• Active inventory: 72
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $621

Break-even live

Break-even rent $1,279

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $706	-5% $664	+0% $621	+5% $579	+10% $536
Rent	-10% $458	-5% $540	+0% $621	+5% $703	+10% $784
Rate	-1.0pp $697	-0.5pp $659	base $621	+0.5pp $582	+1.0pp $543

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Attached garageTwo garage spaces
• Utilities: Well waterSeptic tank
• Home design: Single-story homeExisting constructionResale property
• Construction: Frame constructionShingle roofPoured foundationBuilt previously (existing)
• Exterior features: Blacktop drivewayRectangular residential lotCity street frontage

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: CarpetTileVinylVaries
• Bathrooms: Two full bathroomsOne main-level bathroom
• Heating & cooling: Oil heatingBaseboard heatingHas heating
• Interior features: Eat-in kitchenSeparate/formal living roomBedroom on main levelFull, partially finished basementOne fireplace
• Laundry & utility: WasherDryer (in basement)Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $150,000 Active 139 DOM
2. 2026-11-07
   days on market $150,000 Active 138 DOM
3. 2026-11-06
   days on market $150,000 Active 137 DOM
4. 2026-11-05
   days on market $150,000 Active 136 DOM
5. 2026-11-04
   pricedays on market $150,000 Active 135 DOM
6. 2026-11-02
   days on market $180,000 Active 133 DOM
7. 2026-11-01
   days on market $180,000 Active 132 DOM
8. 2026-10-31
   days on market $180,000 Active 131 DOM
9. 2026-10-31
   days on market $180,000 Active 130 DOM
10. 2026-10-29
    statusdays on market $180,000 Active 129 DOM
11. 2026-10-18
    status $180,000 Pending 128 DOM
12. 2026-10-17
    days on market $180,000 Active 128 DOM
13. 2026-10-16
    days on market $180,000 Active 127 DOM
14. 2026-10-15
    days on market $180,000 Active 126 DOM
15. 2026-10-14
    days on market $180,000 Active 125 DOM
16. 2026-10-13
    days on market $180,000 Active 124 DOM
17. 2026-10-12
    days on market $180,000 Active 123 DOM
18. 2026-10-11
    days on market $180,000 Active 122 DOM
19. 2026-10-10
    days on market $180,000 Active 121 DOM
20. 2026-10-09
    days on market $180,000 Active 120 DOM
21. 2026-10-08
    days on market $180,000 Active 119 DOM
22. 2026-10-07
    days on market $180,000 Active 118 DOM
23. 2026-10-06
    days on market $180,000 Active 117 DOM
24. 2026-10-05
    days on market $180,000 Active 116 DOM
25. 2026-10-04
    days on market $180,000 Active 115 DOM
26. 2026-10-03
    days on market $180,000 Active 114 DOM
27. 2026-10-02
    days on market $180,000 Active 113 DOM
28. 2026-10-01
    days on market $180,000 Active 112 DOM
29. 2026-09-30
    days on market $180,000 Active 111 DOM
30. 2026-09-29
    days on market $180,000 Active 110 DOM
31. 2026-09-28
    days on market $180,000 Active 109 DOM
32. 2026-09-27
    days on market $180,000 Active 108 DOM
33. 2026-09-26
    days on market $180,000 Active 107 DOM
34. 2026-09-25
    days on market $180,000 Active 106 DOM
35. 2026-09-24
    days on market $180,000 Active 105 DOM
36. 2026-09-23
    days on market $180,000 Active 104 DOM
37. 2026-09-21
    days on market $180,000 Active 102 DOM
38. 2026-09-20
    days on market $180,000 Active 101 DOM
39. 2026-09-19
    days on market $180,000 Active 99 DOM
40. 2026-09-17
    days on market $180,000 Active 98 DOM
41. 2026-09-17
    days on market $180,000 Active 97 DOM
42. 2026-09-16
    days on market $180,000 Active 96 DOM
43. 2026-09-14
    days on market $180,000 Active 95 DOM
44. 2026-09-13
    days on market $180,000 Active 94 DOM
45. 2026-09-12
    days on market $180,000 Active 93 DOM
46. 2026-09-11
    days on market $180,000 Active 92 DOM
47. 2026-09-05
    days on market $180,000 Active 86 DOM
48. 2026-09-04
    days on market $180,000 Active 85 DOM
49. 2026-09-03
    days on market $180,000 Active 84 DOM
50. 2026-09-02
    days on market $180,000 Active 83 DOM

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $2,235 · $186/mo
• Expected delta: +$300/yr (+$25/mo · 15.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 17 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: $24,785
• − Mortgage interest: −$8,402
• − Property taxes: −$1,936
• − Insurance: −$750
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$4,364
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $6,167/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,800–$41,040 screening

The home requires moderate renovations to update the kitchen and bathroom, repair the roof, and improve the landscaping. These updates would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Appliances white HVAC central · new lt5

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom tiles — dated and small
• Moderate roof — visible wear

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing kitchen would appeal to buyers and renters ↑
• Both replace bathroom tiles — larger, more modern bathroom would attract more buyers and renters ↑
• Both repair and re-roof — improving the roof would increase the home's value and appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Schools (NCES district)

• District: Jefferson Central School District
• NCES district ID: 3615720
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $50,778
• Composite: 29.11/100
• National rank: #11892
• State rank: #723 of 755 in NY

C Composite livability gradescore 67/100

Livability — Stamford

• Score: 67/100
• State rank: #574
• US rank: #10332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Schoharie · 29,080 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 2,257
• Household income: $58,950
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

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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: ▲ 5.21%
• Current HPI: 368.4492
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: Attached garageTwo garage spaces
• Utilities: Well waterSeptic tank
• Home design: Single-story homeExisting constructionResale property
• Construction: Frame constructionShingle roofPoured foundationBuilt previously (existing)
• Exterior features: Blacktop drivewayRectangular residential lotCity street frontage

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: CarpetTileVinylVaries
• Bathrooms: Two full bathroomsOne main-level bathroom
• Heating & cooling: Oil heatingBaseboard heatingHas heating
• Interior features: Eat-in kitchenSeparate/formal living roomBedroom on main levelFull, partially finished basementOne fireplace
• Laundry & utility: WasherDryer (in basement)Electric water heater

Price history

+109.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $199,000 UNYREIS
• 2018-11-28 Sold (Public Records) $95,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,936 · +10.1% YoY. Source: county tax records.