127 Walhalla Rd · North Blenheim, NY 12122

$170,000

5 bd · 1.0 ba · 2,102 sqft · SingleFamily public records · 9 Days on market

Built 1890 0.40 ac lot ↓ 10% since listing

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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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 5 bedroom home situated on . 4 acres has so much to offer. You can enjoy your morning coffee in the 3 season room, or on the patio in the fenced in back yard. There's plenty of room to grow in this 2,100 sqft home, with 4 bedrooms upstairs and one on the first floor. There are great little features throughout the home and property. 2 car garage with a small workshop or motorcycle storage.

Key facts

• 3 season room
• Small workshop
• Fenced in back yard

Tags

• 3 SEASON ROOM
• FENCED IN BACK YARD
• 2 CAR GARAGE
• SMALL WORKSHOP

Property features AI

Exterior

• Parking: 2-car garage; Total parking for 6 vehicles; Paved driveway
• Utilities: Electric with circuit breakers; Septic tank
• Home design: Single family residence; Living area approximately 2,102
• Construction: Vinyl siding; Combination and stone foundation; Metal roof
• Exterior features: Covered front porch; Patio; Paved driveway; Back yard fencing; Shed; Detached garage

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: One bedroom on the first level; Four bedrooms on the second level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Forced air heating; Oil heating; Wood stove
• Interior features: Walk-in closets; Built-in features; Bilco doors and interior entry to basement; 3-seasons room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $1 ($14/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 $164k (3.3% below list).
• Recommended offer: $164k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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.
• 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,353 (3.3% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.95×
• Total profit: $92,759
• Equity at exit: $153,149

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $273,303
• Equity at exit: $330,273

Cash invested: $47,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$335 /mo · $4,019/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $1

Break-even live

Break-even rent $1,642

Max offer price $170,000

Occupancy floor 95%

Sensitivity live

Price	-10% $97	-5% $49	+0% $1	+5% $-47	+10% $-95
Rent	-10% $-129	-5% $-64	+0% $1	+5% $66	+10% $131
Rate	-1.0pp $87	-0.5pp $44	base $1	+0.5pp $-43	+1.0pp $-88

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-14
   status $170,000 Pending 9 DOM
2. 2026-06-13
   days on market $170,000 Active 9 DOM
3. 2026-06-12
   days on market $170,000 Active 8 DOM
4. 2026-06-09
   days on market $170,000 Active 5 DOM
5. 2026-06-08
   days on market $170,000 Active 4 DOM
6. 2026-06-07
   days on market $170,000 Active 3 DOM
7. 2026-06-07
   remarks 405-char remark
8. 2026-06-07
   listed $170,000 Active 2 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: $4,019 · $335/mo
• Projected year-2 tax: $4,019 · $335/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥89°F today · 21 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: $19,722
• − Mortgage interest: −$9,523
• − Property taxes: −$4,019
• − Insurance: −$850
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,945
• Taxable loss: −$2,770
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $679/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 — North Blenheim

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

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

-10.5% since first listed

4 events — show timeline

• 2026-06-04 Listed $170,000 Global MLS
• 2025-03-06 Pending — Global MLS
• 2025-03-06 Listing Removed — Global MLS
• 2024-12-03 Listed $189,900 Global MLS

Property tax history

+5.2%/yr

Latest (2025): $4,019 · +0.3% YoY. Source: county tax records.