2149 Weaver Hollow Rd · Andes, NY 13731

$335,000

4 bd · 2.0 ba · 3,246 sqft · SingleFamily · 8 Days on market

Built 1895 Fair condition 5.65 ac lot

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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 +17.8/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Nestled on 5.65 remarkably private acres along a quiet, bucolic country road, this historic 1895s farmhouse offers a rare opportunity to restore a piece of Catskills history in an idyllic setting. Located just approximately 2½ hours from New York City, the property combines peaceful seclusion with convenient access to some of the region's most beloved outdoor recreation and charming mountain towns. Surrounded by beautiful mountain views and the soothing sounds of a year-round stream, the property provides an inspiring backdrop for a country retreat, full-time residence, or restoration project. The farmhouse features four bedrooms and two bathrooms and retains much of its original cha

Key facts

• Private acres
• Year round stream
• Historic farmhouse

Tags

• PRIVATE ACRES
• HISTORIC FARMHOUSE
• MOUNTAIN VIEWS
• YEAR ROUND STREAM
• LARGE BARN
• ATTACHED STUDIO

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Private well water; Septic tank; 200+ amp electrical service; Cable available; Phone connected; Water connected
• Home design: Single family residence; House; Three or more levels
• Construction: Frame, stone, and wood siding construction; Stone foundation; Built on multiple levels
• Exterior features: Private entrance; Private yard; Storage; Front porch with wrap-around design; Asphalt roof; Views; Many trees; Level and open areas; Barn(s) and other outbuildings

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total rooms: 14
• Flooring: Vinyl; Wood; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Oil heat; Wood stove; No central cooling
• Interior features: Built-in features; Entrance foyer; High ceilings; Full unfinished basement with walk-out and walk-up access
• Laundry & utility: No laundry hookups indicated

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (2.1% below list).
• Recommended offer: $328k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% in Andes — 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 57/100 on livability (#1,096 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools D+, crime D+, employment D.
• Margaretville Central School District (rural): math 30% / reading 25% proficiency, ranked #734 of 755 in NY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 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 $24k of equity ($2k loan paydown + $22k appreciation (6.6% 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 (6.6% appreciation + 3.0% rent growth), your $94k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,115 (2.1% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.31×
• Total profit: $123,310
• Equity at exit: $223,786

10-year hold

• IRR: 18.3%
• Equity multiple: 4.72×
• Total profit: $349,026
• Equity at exit: $417,729

Cash invested: $93,800 (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 13731

• Home prices YoY: 1.6%
• Active inventory: 41
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,281 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $221

Break-even live

Break-even rent $3,001

Max offer price $335,000

Occupancy floor 88%

Sensitivity live

Price	-10% $453	-5% $337	+0% $221	+5% $106	+10% $-10
Rent	-10% $-38	-5% $92	+0% $221	+5% $351	+10% $481
Rate	-1.0pp $390	-0.5pp $307	base $221	+0.5pp $135	+1.0pp $46

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $335,000 Active 8 DOM
2. 2026-06-18
   days on market $335,000 Active 6 DOM
3. 2026-06-17
   days on market $335,000 Active 5 DOM
4. 2026-06-16
   days on market $335,000 Active 4 DOM
5. 2026-06-15
   days on market $335,000 Active 3 DOM
6. 2026-06-12
   remarks 692-char remark
7. 2026-06-12
   listed $335,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥88°F today · 20 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: $39,374
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$2,342
• − Repairs & maintenance: −$3,150
• − Management: −$3,150
• − Depreciation: −$9,745
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $3,330/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 · 2 photos

Fair 45/100 Moderate rehab

This historic farmhouse requires moderate renovations to update the kitchen and interior, but the exterior and structure are in good condition. Potential buyers will appreciate the private setting and historical charm.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and worn
• Major kitchen flooring — worn and dated blue flooring
• Major interior walls — bare walls with no visible paint

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and appliances — modernizes the kitchen and improves functionality
• Both replace kitchen flooring — updates the kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
kitchen flooring · worn and dated blue flooring	Major	$15,000–50,000
interior walls · bare walls with no visible paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and appliances — modernizes the kitchen and improves functionality ↑
• Both replace kitchen flooring — updates the kitchen and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Margaretville Central School District
• NCES district ID: 3618510
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $42,369
• Composite: 26.35/100
• National rank: #12675
• State rank: #734 of 755 in NY

Livability — Andes

• Score: 57/100
• State rank: #1096
• US rank: #22324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,102

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Iranian 4% Italian 4% Romanian 4%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 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: ▲ 6.62%
• Current HPI: 408.9953
• 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

1 event — show timeline

• 2026-06-12 Listed $335,000 HVCRMLS