1677 New York 145 · Middleburgh, NY 12122

$144,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 82 Days on market

Built 2011 0.70 ac lot $183/sqft · 42% below area Est $249k · 42% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable Ranch located just south of the village, Easy one level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time home buyers, down sizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

Key facts

• Durable metal roof
• 0.70-acre lot
• One level living

Tags

• ONE LEVEL LIVING
• WASHER AND DRYER HOOKUPS
• ELECTRIC FORCED-AIR HEAT
• 200-AMP ELECTRIC SERVICE
• DURABLE METAL ROOF
• 0.70-ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.3% in Middleburgh — 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 68/100 on livability (#518 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: employment D+, amenities F, commute F.
• Middleburgh Central School District (rural): math 44% / reading 54% proficiency, ranked #409 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Schoharie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 82 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $19k; list at $145k implies a 674% gain — meaningful room to come down on a strong offer.

Recommended offer $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (median comp): $249,112
• List price: $144,900
• Delta: -41.83%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $92,627
• Equity at exit: $130,537

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $262,138
• Equity at exit: $281,509

Cash invested: $40,572 (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 12122

• Active inventory: 51
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$229 /mo · $2,752/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $214

Break-even live

Break-even rent $1,329

Max offer price $144,900

Occupancy floor 82%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Gridley Rd Middleburgh, NY	2.0	1.0	1000	$1,600	$1.60	43d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $144,900 Active 82 DOM
2. 2026-06-17
   days on market $144,900 Active 81 DOM
3. 2026-06-16
   days on market $144,900 Active 80 DOM
4. 2026-06-15
   days on market $144,900 Active 79 DOM
5. 2026-06-13
   days on market $144,900 Active 77 DOM
6. 2026-06-12
   pricedays on market $144,900 Active 76 DOM
7. 2026-06-09
   days on market $149,900 Active 73 DOM
8. 2026-06-08
   days on market $149,900 Active 72 DOM
9. 2026-06-07
   days on market $149,900 Active 71 DOM
10. 2026-06-07
    days on market $149,900 Active 70 DOM
11. 2026-06-04
    days on market $149,900 Active 67 DOM
12. 2026-06-02
    days on market $149,900 Active 66 DOM
13. 2026-06-01
    days on market $149,900 Active 65 DOM
14. 2026-05-31
    days on market $149,900 Active 64 DOM
15. 2026-05-12
    status Active 979-char remark

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

16. 2026-05-12
    status Active 996-char remark

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

17. 2026-05-12
    status Active

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

18. 2026-04-18
    status Pending 996-char remark

    Show marketing remark (979 chars)

    Adorable Ranch located just south of the village, Easy one level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time home buyers, down sizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

19. 2026-04-18
    historical Active Under Contract 979-char remark

    Show marketing remark (979 chars)

    Adorable Ranch located just south of the village, Easy one level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time home buyers, down sizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

20. 2026-04-18
    historical Contingent

    Show marketing remark (979 chars)

    Adorable Ranch located just south of the village, Easy one level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time home buyers, down sizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

21. 2026-04-18
    historical Active Under Contract

    Show marketing remark (979 chars)

    Adorable Ranch located just south of the village, Easy one level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time home buyers, down sizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

22. 2026-03-27
    listed $149,900 Active 979-char remark

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

23. 2026-03-27
    listed $149,900 Active 996-char remark

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

24. 2026-03-27
    listed $149,900 Active

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

25. 2026-03-27
    listed $149,900 Active

    Show marketing remark (996 chars)

    Adorable Ranch located in Middleburgh, NY just south of the village, Easy One Level Living! Built in 2011, this charming ranch offers comfortable, low-maintenance living in a peaceful setting. With nearly 800 square feet of thoughtfully designed space, the home features an open living room and kitchen layout that feels bright, welcoming, and functional. The home includes two bedrooms and a spacious full bath complete with washer and dryer hookups for everyday convenience. Electric forced-air heat, 200-amp electric service, and a durable metal roof add efficiency and peace of mind, making this a wonderful turnkey opportunity. Situated on a well-appointed 0.70-acre lot, the property boasts a generous front yard and an even larger backyard that backs to woods and a creek, creating a private and relaxing outdoor retreat. Perfect for first-time homebuyers, downsizers, or anyone seeking affordable, easy living in a newer home, this property is move-in ready and affordably priced to sell.

26. 1996-03-19
    soldstatus $18,711

ⓘ 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: $2,752 · $229/mo
• Projected year-2 tax: $2,752 · $229/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,200
• − Mortgage interest: −$8,117
• − Property taxes: −$2,752
• − Insurance: −$724
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,215
• Taxable income: $320
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,496/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: Middleburgh Central School District
• NCES district ID: 3619260
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $47,677
• Composite: 41.7/100
• National rank: #3412
• State rank: #409 of 590 in NY

Livability — Middleburgh

• Score: 68/100
• State rank: #518
• US rank: #9180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,555

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Spanish 1%

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: ▲ 86.69%
• Current HPI: 322.5162
• 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

+701.1% since first listed

12 events — show timeline

• 2026-05-12 Relisted — UNYREIS
• 2026-05-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Relisted — Global MLS
• 2026-04-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-18 Contingent — UNYREIS
• 2026-04-18 Contingent — Global MLS
• 2026-04-18 Contingent — HVCRMLS
• 2026-03-27 Listed $149,900 HVCRMLS
• 2026-03-27 Listed $149,900 Global MLS
• 2026-03-27 Listed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $149,900 UNYREIS
• 1996-03-19 Sold (Public Records) $18,711 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,752 · +8.7% YoY. Source: county tax records.