142 S Main St · Central Bridge, NY 12035

$206,500

4 bd · 2.5 ba · 2,664 sqft · SingleFamily public records · 64 Days on market

Built 1870 0.30 ac lot $78/sqft · 21% below area Est $260k · 21% 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 +8.0/10.0
• Cash flow +7.0/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Spacious and inviting, this 3-bedroom home with additional office space and 3 full baths is full of character and charm. Step inside to find a beautifully cared-for interior, featuring a welcoming layout with a formal dining room, cozy den, and a bright living room with pellet stove--perfect for relaxing or entertaining year-round. The additional 2nd floor office area provides ideal space for working from home, hobbies, or guest overflow. Located in Central Bridge, this home offers convenient access to major routes including Interstate 88 and Route 7, making commuting to nearby areas like Cobleskill and the Capital Region easy. The county is known for its beautiful countryside, farms, and outdoor recreation, along with nearby attractions like Howe Caverns, Schoharie Valley Farms, and historic sites such as the Old Stone Fort. The detached barn is being sold as-is (do not enter).

Key facts

• Office space
• Cozy den
• Formal dining room

Tags

• OFFICE SPACE
• FORMAL DINING ROOM
• COZY DEN
• BRIGHT LIVING ROOM
• PELLET STOVE
• 2ND FLOOR OFFICE AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (27.4% below list).
• Recommended offer: $150k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,038 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Schoharie Central School District (rural): math 39% / reading 46% proficiency, ranked #476 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Schoharie Elementary School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 347 students, 52% FRL); Schoharie High School (math 42% / reading 47%, grade F, #1,032 of 1,100 statewide, top 95%, 465 students, 46% FRL).
• Market conditions: 2 active listings in the ZIP; 35 units permitted in Schoharie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.1% local appreciation)).
• Schoharie County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $33k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $206k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,932 (27.4% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — 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 F-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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 11.5

CMA / ARV

• ARV (median comp): $260,483
• List price: $206,500
• Delta: -20.72%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.72×
• Total profit: $41,393
• Equity at exit: $130,924

10-year hold

• IRR: 11.6%
• Equity multiple: 3.36×
• Total profit: $136,735
• Equity at exit: $238,387

Cash invested: $57,820 (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 12035

• Home prices YoY: 2.0%
• Active inventory: 2
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$1,083
• Tax from tax record: −$319 /mo · $3,828/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-304

Break-even live

Break-even rent $1,884

Max offer price $152,884

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-245	+0% $-304	+5% $-362	+10% $-420
Rent	-10% $-422	-5% $-363	+0% $-304	+5% $-244	+10% $-185
Rate	-1.0pp $-200	-0.5pp $-251	base $-304	+0.5pp $-357	+1.0pp $-411

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: $51,625
• Closing costs: $6,195
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $206,500 Active 64 DOM
2. 2026-06-21
   days on market $206,500 Active 63 DOM
3. 2026-06-18
   price $206,500 Active 61 DOM
4. 2026-06-18
   days on market $209,000 Active 61 DOM
5. 2026-06-17
   days on market $209,000 Active 60 DOM
6. 2026-06-16
   days on market $209,000 Active 59 DOM
7. 2026-06-15
   days on market $209,000 Active 58 DOM
8. 2026-06-13
   days on market $209,000 Active 56 DOM
9. 2026-06-12
   statusdays on market $209,000 Active 55 DOM
10. 2026-05-17
    price $209,000 891-char remark

    Show marketing remark (891 chars)

    Spacious and inviting, this 3-bedroom home with additional office space and 3 full baths is full of character and charm. Step inside to find a beautifully cared-for interior, featuring a welcoming layout with a formal dining room, cozy den, and a bright living room with pellet stove--perfect for relaxing or entertaining year-round. The additional 2nd floor office area provides ideal space for working from home, hobbies, or guest overflow. Located in Central Bridge, this home offers convenient access to major routes including Interstate 88 and Route 7, making commuting to nearby areas like Cobleskill and the Capital Region easy. The county is known for its beautiful countryside, farms, and outdoor recreation, along with nearby attractions like Howe Caverns, Schoharie Valley Farms, and historic sites such as the Old Stone Fort. The detached barn is being sold as-is (do not enter).

11. 2026-05-09
    price $219,000 891-char remark

    Show marketing remark (891 chars)

    Spacious and inviting, this 3-bedroom home with additional office space and 3 full baths is full of character and charm. Step inside to find a beautifully cared-for interior, featuring a welcoming layout with a formal dining room, cozy den, and a bright living room with pellet stove--perfect for relaxing or entertaining year-round. The additional 2nd floor office area provides ideal space for working from home, hobbies, or guest overflow. Located in Central Bridge, this home offers convenient access to major routes including Interstate 88 and Route 7, making commuting to nearby areas like Cobleskill and the Capital Region easy. The county is known for its beautiful countryside, farms, and outdoor recreation, along with nearby attractions like Howe Caverns, Schoharie Valley Farms, and historic sites such as the Old Stone Fort. The detached barn is being sold as-is (do not enter).

12. 2026-04-25
    price $229,900 891-char remark

    Show marketing remark (891 chars)

    Spacious and inviting, this 3-bedroom home with additional office space and 3 full baths is full of character and charm. Step inside to find a beautifully cared-for interior, featuring a welcoming layout with a formal dining room, cozy den, and a bright living room with pellet stove--perfect for relaxing or entertaining year-round. The additional 2nd floor office area provides ideal space for working from home, hobbies, or guest overflow. Located in Central Bridge, this home offers convenient access to major routes including Interstate 88 and Route 7, making commuting to nearby areas like Cobleskill and the Capital Region easy. The county is known for its beautiful countryside, farms, and outdoor recreation, along with nearby attractions like Howe Caverns, Schoharie Valley Farms, and historic sites such as the Old Stone Fort. The detached barn is being sold as-is (do not enter).

13. 2026-04-21
    price $235,000 891-char remark

    Show marketing remark (891 chars)

    Spacious and inviting, this 3-bedroom home with additional office space and 3 full baths is full of character and charm. Step inside to find a beautifully cared-for interior, featuring a welcoming layout with a formal dining room, cozy den, and a bright living room with pellet stove--perfect for relaxing or entertaining year-round. The additional 2nd floor office area provides ideal space for working from home, hobbies, or guest overflow. Located in Central Bridge, this home offers convenient access to major routes including Interstate 88 and Route 7, making commuting to nearby areas like Cobleskill and the Capital Region easy. The county is known for its beautiful countryside, farms, and outdoor recreation, along with nearby attractions like Howe Caverns, Schoharie Valley Farms, and historic sites such as the Old Stone Fort. The detached barn is being sold as-is (do not enter).

14. 2026-04-04
    listed $239,900 Active 891-char remark

    Show marketing remark (891 chars)

    Spacious and inviting, this 3-bedroom home with additional office space and 3 full baths is full of character and charm. Step inside to find a beautifully cared-for interior, featuring a welcoming layout with a formal dining room, cozy den, and a bright living room with pellet stove--perfect for relaxing or entertaining year-round. The additional 2nd floor office area provides ideal space for working from home, hobbies, or guest overflow. Located in Central Bridge, this home offers convenient access to major routes including Interstate 88 and Route 7, making commuting to nearby areas like Cobleskill and the Capital Region easy. The county is known for its beautiful countryside, farms, and outdoor recreation, along with nearby attractions like Howe Caverns, Schoharie Valley Farms, and historic sites such as the Old Stone Fort. The detached barn is being sold as-is (do not enter).

15. 2021-04-06
    soldstatus $115,000
16. 2020-05-26
    historical
17. 2020-01-22
    listed $110,000 New
18. 2017-01-04
    soldstatus $14,500 Closed (Final Sale)
19. 2016-11-10
    status Pend (Under Cntr)
20. 2016-10-29
    price $15,900
21. 2016-10-22
    price $17,900
22. 2016-10-22
    price $15,900
23. 2016-09-21
    price $19,900
24. 2016-08-22
    listed $23,900 New
25. 2015-09-01
    historical
26. 2013-09-27
    listed $59,000
27. 2006-11-14
    soldstatus $40,000

ⓘ 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: $3,828 · $319/mo
• Projected year-2 tax: $3,828 · $319/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $17,992
• − Mortgage interest: −$11,567
• − Property taxes: −$3,828
• − Insurance: −$1,032
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$6,007
• Taxable loss: −$7,322
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $-1,885/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: Schoharie Central School District
• NCES district ID: 3626100
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $56,868
• Composite: 37.2/100
• National rank: #4472
• State rank: #476 of 590 in NY

Livability — Central Bridge

• Score: 59/100
• State rank: #1038
• US rank: #20517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Bridge, NY
• Population (ZIP): 455

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 (96%)
• Race & ethnicity: White 96% Black 3%
• Common ancestry: Portuguese 3% Lithuanian 3% Romanian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 6.09%
• Current HPI: 308.0368
• 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

+422.5% since first listed

18 events — show timeline

• 2026-05-17 Price Changed $209,000 Global MLS
• 2026-05-09 Price Changed $219,000 Global MLS
• 2026-04-25 Price Changed $229,900 Global MLS
• 2026-04-21 Price Changed $235,000 Global MLS
• 2026-04-04 Listed $239,900 Global MLS
• 2021-04-06 Sold (Public Records) $115,000 Public Records
• 2020-05-26 Listing Removed — Global MLS
• 2020-01-22 Listed $110,000 Global MLS
• 2017-01-04 Sold (MLS) $14,500 Global MLS
• 2016-11-10 Pending — Global MLS
• 2016-10-29 Price Changed $15,900 Global MLS
• 2016-10-22 Price Changed $17,900 Global MLS
• 2016-10-22 Price Changed $15,900 Global MLS
• 2016-09-21 Price Changed $19,900 Global MLS
• 2016-08-22 Listed $23,900 Global MLS
• 2015-09-01 Listing Removed — Global MLS
• 2013-09-27 Listed $59,000 Global MLS
• 2006-11-14 Sold (Public Records) $40,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,828 · +4.2% YoY. Source: county tax records.