143 &149 County Highway 29 · Hobart, NY 13739

$96,500

4 bd · 2.5 ba · 1,454 sqft · SingleFamily · 176 Days on market

Built 1930 0.40 ac lot ↓ 3% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Double the Charm in Kortright: Multi-Generational Retreat Experience the perfect blend of investment potential and small-town charm with this rare dual-residence property at 143-149 County Highway 29. Situated on a sprawling parcel in the heart of Delaware County, this listing features two distinct single-family homes, each boasting a classic two-story layout and four spacious bedrooms. This unique configuration is a dream for savvy investors seeking a high-yield rental or homeowners looking to "house hack" by living in one unit while the neighbor pays the mortgage. Step inside to find "old-world" character waiting to be reclaimed. Both residences are anchored by warm, natural woodwork and inviting living spaces that radiate history. While these homes are ready for a thoughtful renovation, the fundamentals are already in place: expansive decks for summer entertaining, cozy front porches for morning coffee, and the modern essential of high-speed internet for seamless remote work. Practical floor plans, including first-floor laundry rooms and efficient heating, ensure these homes are as functional as they are charming. The exterior offers a serene escape, with lush seating areas designed to soak in the scenic Kortright landscape. The property includes a versatile shed, perfect for a creative workshop or extra storage, and ample yard space for gardening or outdoor recreation. Whether you are envisioning a family compound, or a long-term rental investment, these homes provide the canvas for your next great venture. Bring your vision to the Catskills and unlock the endless possibilities of this double-value estate.

Key facts

• Expansive decks
• High-speed internet
• Cozy front porches

Tags

• MULTI-GENERATIONAL RETREAT
• DUAL-RESIDENCE PROPERTY
• EXPANSIVE DECKS
• COZY FRONT PORCHES
• HIGH-SPEED INTERNET
• FIRST-FLOOR LAUNDRY ROOMS

Property features AI

Finance

• Other: Approximately 0.4-acre lot (road frontage listed)

Exterior

• Parking: Stone driveway; Total of 3 parking spaces
• Security: Security gate; Smoke detectors
• Utilities: 100 amp electric service with circuit breakers; Shared well water; Septic tank
• Home design: Single-family residence; Property listed as fixer condition; Level lot with road frontage
• Construction: Clapboard and wood siding; Stone foundation
• Exterior features: Front porch; Deck; Shed(s); Other exterior features

Interior

• Kitchen: Range; Refrigerator; Two kitchens indicated (both on first floor)
• Bedrooms: Multiple second-floor bedrooms (three listed); One bedroom labeled '#149' on second floor; One bedroom on second floor used as '#143' (associated with a kitchen reference)
• Flooring: Vinyl; Wood; Laminate
• Bathrooms: Two full bathrooms (one on first floor, one on second floor); One half bathroom on the first floor (also noted as laundry area)
• Heating & cooling: Forced-air heating (oil); Cooling present (other type)
• Interior features: High-speed internet; Ceiling paddle fan; Double-pane windows with wood frames
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry located on the main/first level (half bath listed as laundry); Utility room on first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $96k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.2% vs local median 1.3% in Hobart — 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 60/100 on livability (#968 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools D, crime F, 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: 15 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($667 loan paydown + $7k appreciation (7.3% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.35% ✓
• Cap rate: 39.24%
• Cash-on-cash: 117.65%
• DSCR: 6.23
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.55×
• Total profit: $204,054
• Equity at exit: $68,536

10-year hold

• IRR: —
• Equity multiple: 18.28×
• Total profit: $466,864
• Equity at exit: $131,723

Cash invested: $27,020 (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 13739

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $4,198 medium
• Mortgage (P&I): −$506
• Tax est. 1.5%: −$121 /mo · $1,448/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$881
• Net cashflow: $2,649

Break-even live

Break-even rent $844

Max offer price $96,500

Occupancy floor 32%

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $96,500 Active 176 DOM
2. 2026-06-17
   days on market $96,500 Active 175 DOM
3. 2026-06-16
   days on market $96,500 Active 174 DOM
4. 2026-06-15
   days on market $96,500 Active 173 DOM
5. 2026-06-13
   days on market $96,500 Active 171 DOM
6. 2026-06-12
   days on market $96,500 Active 170 DOM
7. 2026-06-09
   days on market $96,500 Active 167 DOM
8. 2026-06-08
   days on market $96,500 Active 166 DOM
9. 2026-06-07
   days on market $96,500 Active 165 DOM
10. 2026-06-05
    days on market $96,500 Active 163 DOM
11. 2026-06-04
    days on market $96,500 Active 161 DOM
12. 2026-06-02
    days on market $96,500 Active 160 DOM
13. 2026-06-01
    days on market $96,500 Active 159 DOM
14. 2026-05-31
    days on market $96,500 Active 158 DOM
15. 2026-03-26
    price $96,500 1658-char remark

    Show marketing remark (1658 chars)

    Double the Charm in Kortright: Multi-Generational Retreat Experience the perfect blend of investment potential and small-town charm with this rare dual-residence property at 143-149 County Highway 29. Situated on a sprawling parcel in the heart of Delaware County, this listing features two distinct single-family homes, each boasting a classic two-story layout and four spacious bedrooms. This unique configuration is a dream for savvy investors seeking a high-yield rental or homeowners looking to "house hack" by living in one unit while the neighbor pays the mortgage. Step inside to find "old-world" character waiting to be reclaimed. Both residences are anchored by warm, natural woodwork and inviting living spaces that radiate history. While these homes are ready for a thoughtful renovation, the fundamentals are already in place: expansive decks for summer entertaining, cozy front porches for morning coffee, and the modern essential of high-speed internet for seamless remote work. Practical floor plans, including first-floor laundry rooms and efficient heating, ensure these homes are as functional as they are charming. The exterior offers a serene escape, with lush seating areas designed to soak in the scenic Kortright landscape. The property includes a versatile shed, perfect for a creative workshop or extra storage, and ample yard space for gardening or outdoor recreation. Whether you are envisioning a family compound, or a long-term rental investment, these homes provide the canvas for your next great venture. Bring your vision to the Catskills and unlock the endless possibilities of this double-value estate.

16. 2026-03-26
    price $96,500

    Show marketing remark (1658 chars)

    Double the Charm in Kortright: Multi-Generational Retreat Experience the perfect blend of investment potential and small-town charm with this rare dual-residence property at 143-149 County Highway 29. Situated on a sprawling parcel in the heart of Delaware County, this listing features two distinct single-family homes, each boasting a classic two-story layout and four spacious bedrooms. This unique configuration is a dream for savvy investors seeking a high-yield rental or homeowners looking to "house hack" by living in one unit while the neighbor pays the mortgage. Step inside to find "old-world" character waiting to be reclaimed. Both residences are anchored by warm, natural woodwork and inviting living spaces that radiate history. While these homes are ready for a thoughtful renovation, the fundamentals are already in place: expansive decks for summer entertaining, cozy front porches for morning coffee, and the modern essential of high-speed internet for seamless remote work. Practical floor plans, including first-floor laundry rooms and efficient heating, ensure these homes are as functional as they are charming. The exterior offers a serene escape, with lush seating areas designed to soak in the scenic Kortright landscape. The property includes a versatile shed, perfect for a creative workshop or extra storage, and ample yard space for gardening or outdoor recreation. Whether you are envisioning a family compound, or a long-term rental investment, these homes provide the canvas for your next great venture. Bring your vision to the Catskills and unlock the endless possibilities of this double-value estate.

17. 2025-12-23
    listed $99,000 Active 1658-char remark

    Show marketing remark (1658 chars)

    Double the Charm in Kortright: Multi-Generational Retreat Experience the perfect blend of investment potential and small-town charm with this rare dual-residence property at 143-149 County Highway 29. Situated on a sprawling parcel in the heart of Delaware County, this listing features two distinct single-family homes, each boasting a classic two-story layout and four spacious bedrooms. This unique configuration is a dream for savvy investors seeking a high-yield rental or homeowners looking to "house hack" by living in one unit while the neighbor pays the mortgage. Step inside to find "old-world" character waiting to be reclaimed. Both residences are anchored by warm, natural woodwork and inviting living spaces that radiate history. While these homes are ready for a thoughtful renovation, the fundamentals are already in place: expansive decks for summer entertaining, cozy front porches for morning coffee, and the modern essential of high-speed internet for seamless remote work. Practical floor plans, including first-floor laundry rooms and efficient heating, ensure these homes are as functional as they are charming. The exterior offers a serene escape, with lush seating areas designed to soak in the scenic Kortright landscape. The property includes a versatile shed, perfect for a creative workshop or extra storage, and ample yard space for gardening or outdoor recreation. Whether you are envisioning a family compound, or a long-term rental investment, these homes provide the canvas for your next great venture. Bring your vision to the Catskills and unlock the endless possibilities of this double-value estate.

18. 2025-12-23
    listed $99,000 Active

    Show marketing remark (1658 chars)

    Double the Charm in Kortright: Multi-Generational Retreat Experience the perfect blend of investment potential and small-town charm with this rare dual-residence property at 143-149 County Highway 29. Situated on a sprawling parcel in the heart of Delaware County, this listing features two distinct single-family homes, each boasting a classic two-story layout and four spacious bedrooms. This unique configuration is a dream for savvy investors seeking a high-yield rental or homeowners looking to "house hack" by living in one unit while the neighbor pays the mortgage. Step inside to find "old-world" character waiting to be reclaimed. Both residences are anchored by warm, natural woodwork and inviting living spaces that radiate history. While these homes are ready for a thoughtful renovation, the fundamentals are already in place: expansive decks for summer entertaining, cozy front porches for morning coffee, and the modern essential of high-speed internet for seamless remote work. Practical floor plans, including first-floor laundry rooms and efficient heating, ensure these homes are as functional as they are charming. The exterior offers a serene escape, with lush seating areas designed to soak in the scenic Kortright landscape. The property includes a versatile shed, perfect for a creative workshop or extra storage, and ample yard space for gardening or outdoor recreation. Whether you are envisioning a family compound, or a long-term rental investment, these homes provide the canvas for your next great venture. Bring your vision to the Catskills and unlock the endless possibilities of this double-value estate.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $50,371
• − Mortgage interest: −$5,406
• − Property taxes: −$1,448
• − Insurance: −$482
• − Repairs & maintenance: −$4,030
• − Management: −$4,030
• − Depreciation: −$2,807
• Taxable income: $32,169
• Est. tax owed @ 24.0%: −$7,721
• After-tax cash flow: $24,070/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: 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

Livability — Hobart

• Score: 60/100
• State rank: #968
• US rank: #18965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 792

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2% Two or more races 1%
• Common ancestry: Romanian 10% Portuguese 9% Slovak 9%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.26%
• Current HPI: 361.1407
• 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

-2.5% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $96,500 UNYREIS
• 2026-03-26 Price Changed $96,500 Global MLS
• 2025-12-23 Listed $99,000 Global MLS
• 2025-12-23 Listed $99,000 UNYREIS