105 Beechwood Rd · Sharon Springs, NY 13459

$124,900

4 bd · 2.5 ba · 1,760 sqft · SingleFamily · 5 Days on market

Built 1940 4,356 sqft lot $71/sqft · 39% below area Est $204k · 39% under

---

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 +25.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in Historic Sharon Springs. This home offers endless opportunities. Quaint 2nd floor owners quarters, two bedroom, spacious layout. Move-in ready. Customize 1st floor to meet your professional needs, studio, office or residential apartment. Convenient locaiton. Walk to all amenities. Very Good Condition

Key facts

• Sizable livingroom
• Mixed use building
• Kitchen

Tags

• MIXED USE BUILDING
• AIR B AND B UNIT
• KITCHEN
• BATH AND A HALF
• EFFICIENT GALLEY KITCHEN
• SIZABLE LIVINGROOM

Property features AI

Exterior

• Parking: 3 garage spaces; 3 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story (rooms and kitchens present on both first and second floors)
• Construction: Aluminum siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms (first and second floors); One half bathroom (first floor)
• Heating & cooling: Baseboard heating; Electric heating; Zoned heating
• Interior features: 14 total rooms; Crawl space basement; Level, cleared lot
• Laundry & utility: Laundry room on the main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 61/100 on livability (#945 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: health & safety C-, schools D, crime F.
• Sharon Springs Central School District (rural): math 45% / reading 45% proficiency, ranked #568 of 755 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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 $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $204,236
• List price: $124,900
• Delta: -38.85%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 France St	0.22mi	3/1.5 (-1)	1,672 (-5%)	4mo	$144,200	$86	69

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: 31.1%
• Equity multiple: 3.44×
• Total profit: $85,305
• Equity at exit: $112,520

10-year hold

• IRR: 26.9%
• Equity multiple: 7.80×
• Total profit: $237,679
• Equity at exit: $242,653

Cash invested: $34,972 (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 13459

• Home prices YoY: 3.2%
• Active inventory: 19
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $271

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 76%

Sensitivity live

Price	-10% $357	-5% $314	+0% $271	+5% $228	+10% $185
Rent	-10% $158	-5% $214	+0% $271	+5% $328	+10% $384
Rate	-1.0pp $334	-0.5pp $303	base $271	+0.5pp $239	+1.0pp $206

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-16
   status Pending 680-char remark
2. 2026-05-11
   listed $124,900 Active 680-char remark
3. 2019-10-25
   soldstatus $75,000 Closed (Final Sale)

   Show marketing remark (312 chars)

   Located in Historic Sharon Springs. This home offers endless opportunities. Quaint 2nd floor owners quarters, two bedroom, spacious layout. Move-in ready. Customize 1st floor to meet your professional needs, studio, office or residential apartment. Convenient locaiton. Walk to all amenities. Very Good Condition

4. 2019-09-16
   status Pend (Under Cntr)

   Show marketing remark (312 chars)

   Located in Historic Sharon Springs. This home offers endless opportunities. Quaint 2nd floor owners quarters, two bedroom, spacious layout. Move-in ready. Customize 1st floor to meet your professional needs, studio, office or residential apartment. Convenient locaiton. Walk to all amenities. Very Good Condition

5. 2019-07-31
   listed $84,900
6. 2019-04-15
   listed $84,900 New

   Show marketing remark (312 chars)

   Located in Historic Sharon Springs. This home offers endless opportunities. Quaint 2nd floor owners quarters, two bedroom, spacious layout. Move-in ready. Customize 1st floor to meet your professional needs, studio, office or residential apartment. Convenient locaiton. Walk to all amenities. Very Good Condition

7. 2019-03-19
   historical
8. 2018-10-30
   price $100,000
9. 2018-07-26
   price $105,000
10. 2018-03-08
    listed $112,500 New

ⓘ 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: $17,227
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,633
• Taxable income: $1,343
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,929/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: Sharon Springs Central School District
• NCES district ID: 3626580
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,558
• Composite: 40.63/100
• National rank: #7640
• State rank: #568 of 755 in NY

Livability — Sharon Springs

• Score: 61/100
• State rank: #945
• US rank: #18381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon Springs, NY
• Population (ZIP): 2,034

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 3% 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: ▲ 11.37%
• Current HPI: 362.6872
• 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

+11.0% since first listed

10 events — show timeline

• 2026-05-16 Pending — Global MLS
• 2026-05-11 Listed $124,900 Global MLS
• 2019-10-25 Sold (MLS) $75,000 Global MLS
• 2019-09-16 Pending — Global MLS
• 2019-07-31 Listed $84,900 UNYREIS
• 2019-04-15 Listed $84,900 Global MLS
• 2019-03-19 Listing Removed — Global MLS
• 2018-10-30 Price Changed $100,000 Global MLS
• 2018-07-26 Price Changed $105,000 Global MLS
• 2018-03-08 Listed $112,500 Global MLS