269 Federal City Rd · Preston-Potter Hollow, NY 12122

$180,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 2 Days on market

Built 1985 18 ac lot Est $164k · 10% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks

This amazing off grid home is one of a kind. It is powered by solar and has water in the home. It is only 15 minutes from downtown Middleburgh. There is abundance of wildlife at the top of this mountain retreat. Great for hiking, mountain biking, hunting or exploring. This can be a seasonal home, weekend home or full time residence for those who enjoy living off grid. This is a must see property. I am available 24/7 for an easy showing and happy to walk the entire property. great views of pond, creek, sanctuary while being relatively flat land at the top of the mountain. About 5 of the 18 acres are mowed. The big bonus is this 18 acre tract nestles against state land in your backyard for e

Key facts

• Off grid home
• Water in the home
• Mountain retreat

Tags

• OFF GRID HOME
• POWERED BY SOLAR
• WATER IN THE HOME
• 15 MINUTES FROM DOWNTOWN
• ABUNDANCE OF WILDLIFE
• MOUNTAIN RETREAT

Property features AI

Exterior

• Parking: Ten parking spaces
• Utilities: 100 amp electric service; Septic tank; Spring water source; Solar energy generation
• Home design: Single family residence; Facing direction not specified
• Construction: Wood siding; Block foundation; Metal roof; Living area listed (1,320)
• Exterior features: Deck; Shed(s); Creek on the property; Private, wooded lot with mountain views

Interior

• Kitchen: Kitchen on first level; Refrigerator
• Bedrooms: Bedroom on second level
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Wood heating
• Interior features: Seven total rooms; Partial basement; Wood-burning fireplace in the living room; Refrigerator included
• Laundry & utility: Utility room on first level; Mud room on first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.7% below list).
• Recommended offer: $137k (23.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.1% in Preston-Potter Hollow — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Middleburgh Elementary School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 344 students, 54% FRL); Middleburgh Junior/Senior High School (math 57% / reading 67%, grade B-, #827 of 1,100 statewide, top 76%, 296 students, 52% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 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 $19k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $137,467 (23.6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $163,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Federal City Rd	0.69mi	2/1.0 (-1)	980 (-14%)	13mo	$140,000	$143	28

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $82,859
• Equity at exit: $162,158

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $256,384
• Equity at exit: $349,700

Cash invested: $50,400 (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: 52
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$448 /mo · $5,380/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-241

Break-even live

Break-even rent $1,857

Max offer price $137,467

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-190	+0% $-241	+5% $-292	+10% $-343
Rent	-10% $-363	-5% $-302	+0% $-241	+5% $-179	+10% $-118
Rate	-1.0pp $-150	-0.5pp $-195	base $-241	+0.5pp $-287	+1.0pp $-335

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $180,000 Active 2 DOM
2. 2026-06-21
   remarks 699-char remark
3. 2026-06-21
   listed $180,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,380 · $448/mo
• Projected year-2 tax: $5,380 · $448/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 1/10 Low
• 🌡 Heat 1/10 Low 5 d/yr ≥89°F today · 11 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: $18,631
• − Mortgage interest: −$10,083
• − Property taxes: −$5,380
• − Insurance: −$900
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,236
• Taxable loss: −$5,950
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $-1,461/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 — Preston-Potter Hollow

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 842
• 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

+44.0% since first listed

2 events — show timeline

• 2026-06-19 Listed $180,000 Global MLS
• 2009-04-07 Sold (Public Records) $125,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $5,380 · +8.7% YoY. Source: county tax records.