905 Midline Rd · Hagaman, NY 12010

$349,999

4 bd · 1.5 ba · 2,206 sqft · SingleFamily public records · 20 Days on market

Built 1967 5.10 ac lot $159/sqft · 22% below area Est $452k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Cash flow +4.3/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks

WOW--nestled on 5.1 picturesque acres in the highly desirable Broadalbin-Perth School District, this spacious split-level ranch offers the perfect blend of privacy, comfort, and country charm. Boasting 4 generously sized bedrooms and 1.5 baths, this inviting home was designed with both everyday living and entertaining in mind. The oversized eat-in kitchen provides abundant space for gathering, while the formal dining room is ideal for hosting holidays and special occasions. Relax in the expansive living room featuring a stunning stone wood-burning fireplace that creates a warm, rustic ambiance. A cozy den accented with rich wood details and sliding glass doors opens seamlessly to the patio

Key facts

• Formal dining room
• 5.1 acre lot
• 2 garage spots

Tags

• 5.1 PICTURESQUE ACRES
• OVERSIZED EAT-IN KITCHEN
• FORMAL DINING ROOM
• STONE WOOD-BURNING FIREPLACE
• DEDICATED HOME OFFICE
• FIRST-FLOOR LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Paved driveway; Garage door opener
• Security: Security lights; Smoke detectors; Carbon monoxide detectors
• Utilities: Septic tank; Cable available
• Home design: Single family residence; Living area approximately 2,206; Private, wooded and landscaped lot (about 5.1 acres)
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Front porch; Patio; Paved driveway; Storage structure; Additional garage(s)

Interior

• Kitchen: Built-in electric oven; Range; Refrigerator
• Bedrooms: Four bedrooms located on the third level
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: One full bathroom on the third level; One half bathroom on the first level
• Heating & cooling: Hot water heating; Steam heating
• Interior features: Built-in features; Ceiling paddle fans; 15 total rooms; Partial, unfinished basement; Wood-burning fireplace in the living room
• Laundry & utility: Main-level laundry room; Basement utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-939 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (48.0% below list).
• Recommended offer: $182k (48.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#534 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, health & safety A; Watch: amenities F, commute F.
• Broadalbin-Perth Central School District (rural): math 50% / reading 62% proficiency, ranked #286 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Broadalbin-Perth Elementary School (math 44% / reading 57%, grade D+, #1,053 of 2,108 statewide, top 50%, 897 students, 39% FRL); Broadalbin-Perth Junior-Senior High School (math 58% / reading 69%, grade B-, #810 of 1,100 statewide, top 74%, 796 students, 0% FRL).
• Market conditions: 165 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Fulton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,032 (48.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.52% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 16.0

CMA / ARV

• ARV (median comp): $451,580
• List price: $349,999
• Delta: -22.49%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 Voorhees Rd	0.55mi	4/3.5	2,190 (-1%)	13mo	$406,500	$186	54

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $130,818
• Equity at exit: $315,307

10-year hold

• IRR: 15.6%
• Equity multiple: 5.41×
• Total profit: $432,269
• Equity at exit: $679,971

Cash invested: $98,000 (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 12010

• Home prices YoY: 4.0%
• Active inventory: 165
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$396 /mo · $4,749/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-939

Break-even live

Break-even rent $3,009

Max offer price $184,128

Occupancy floor —

Sensitivity live

Price	-10% $-741	-5% $-840	+0% $-939	+5% $-1,038	+10% $-1,137
Rent	-10% $-1,083	-5% $-1,011	+0% $-939	+5% $-867	+10% $-795
Rate	-1.0pp $-763	-0.5pp $-850	base $-939	+0.5pp $-1,030	+1.0pp $-1,122

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-08
   listed $349,999 Active 1192-char remark

ⓘ 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: $4,749 · $396/mo
• Projected year-2 tax: $5,332 · $444/mo
• Expected delta: +$583/yr (+$49/mo · 12.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,844
• − Mortgage interest: −$19,605
• − Property taxes: −$4,749
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$10,182
• Taxable loss: −$17,937
• Est. tax savings @ 24.0%: +$4,305
• After-tax cash flow: $-6,963/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: Broadalbin-Perth Central School District
• NCES district ID: 3600005
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 62% ▲ 13.00%
• Median HH income: $55,862
• Composite: 48.28/100
• National rank: #2154
• State rank: #286 of 590 in NY

Livability — Hagaman

• Score: 68/100
• State rank: #534
• US rank: #9651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,339

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 18%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 11% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.12%
• Current HPI: 312.4966
• 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

2 events — show timeline

• 2026-05-28 Pending — Global MLS
• 2026-05-08 Listed $349,999 Global MLS

Property tax history

+1.3%/yr

Latest (2025): $4,749 · +3.3% YoY. Source: county tax records.