137 Washington Ave · Cobleskill, NY 12043

$149,900

4 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 15 Days on market

Built 1939 8,712 sqft lot $76/sqft · 40% below area Est $250k · 40% under

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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).

• ARV discount +15.0/15.0
• Appreciation +9.9/10.0
• Cash flow +8.0/30.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroomhome with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with frenchdoors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a largewalk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. Thehome needs some repairs, roof and foundation and the price was reduced based on the estimates.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1939

Property features AI

Exterior

• Parking: One-car garage; Driveway; Three total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Wood siding; Block foundation
• Exterior features: Shingle (asphalt) roof; Garage(s) on property

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedrooms on first and second floors (multiple bedrooms; at least two on the first floor and two on the second floor)
• Flooring: Wood
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: High-speed internet; Wood flooring; Full, unfinished basement; Enclosed porch; 11 total rooms; Wood-burning fireplace
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.5% below list).
• Recommended offer: $123k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.3% in Cobleskill — 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 62/100 on livability (#876 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, health & safety A; Watch: schools D, amenities F, commute F.
• Cobleskill-Richmondville Central School District (town): math 53% / reading 52% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 $16k of equity ($1k loan paydown + $15k appreciation (9.9% 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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: property tax is 3.7% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,654 (18.2% 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. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 8.5

CMA / ARV

• ARV (median comp): $250,000
• List price: $149,900
• Delta: -40.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Washington Ave	0.00mi	4/2.0	1,960 (0%)	0mo	$149,900	$76	100
126 Washington Ave	0.07mi	4/1.5	1,988 (+1%)	13mo	$220,000	$111	81
136 Clinton Cir	0.18mi	4/3.0	2,115 (+8%)	9mo	$300,000	$142	67
119 Elm St	0.10mi	3/2.0 (-1)	1,881 (-4%)	22mo	$275,000	$146	65
148 High St	0.35mi	4/3.0	2,078 (+6%)	8mo	$290,000	$140	63
124 Union St	0.38mi	3/2.0 (-1)	1,700 (-13%)	8mo	$154,397	$91	48
105 Overlook Dr	0.75mi	3/1.5 (-1)	1,992 (+2%)	10mo	$250,000	$126	47
145 Edgewood Dr	0.71mi	4/3.0	2,235 (+14%)	9mo	$545,000	$244	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.68×
• Total profit: $70,527
• Equity at exit: $133,468

10-year hold

• IRR: 19.0%
• Equity multiple: 6.13×
• Total profit: $215,399
• Equity at exit: $286,170

Cash invested: $41,972 (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 12043

• Home prices YoY: 3.3%
• Active inventory: 31
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$461 /mo · $5,526/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-154

Break-even live

Break-even rent $1,657

Max offer price $122,654

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-112	+0% $-154	+5% $-197	+10% $-239
Rent	-10% $-270	-5% $-212	+0% $-154	+5% $-96	+10% $-39
Rate	-1.0pp $-79	-0.5pp $-116	base $-154	+0.5pp $-193	+1.0pp $-233

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-08
   listed $149,900 Active 1313-char remark
2. 2022-01-07
   soldstatus $133,900 753-char remark

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

3. 2022-01-07
   soldstatus $133,900 Closed

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

4. 2022-01-07
   soldstatus $133,900

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

5. 2021-12-14
   status Pending

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

6. 2021-11-01
   status Pend (Under Cntr)

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

7. 2021-10-07
   price $133,900

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

8. 2021-10-07
   status Back On Market

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

9. 2021-09-03
   status Pend (Under Cntr)

   Show marketing remark (758 chars)

   Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

10. 2021-07-20
    price $158,900

    Show marketing remark (758 chars)

    Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

11. 2021-05-23
    listed $133,900 753-char remark

    Show marketing remark (758 chars)

    Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

12. 2021-05-23
    listed $174,500 New

    Show marketing remark (758 chars)

    Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

13. 2021-05-23
    listed $133,900

    Show marketing remark (758 chars)

    Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

14. 2021-05-23
    listed $133,900

    Show marketing remark (758 chars)

    Old time charm and elegance is the feeling you get when entering this home. Welcome to 137 Washington ave, this is a very spacious 3- 4 bedroom home with the master bedroom on the first floor. Beautiful somewhat open floor plan, Living room with fireplace has french doors to the patio and formal dining with french doors to the family room. Lovely little enclosed porch off the kitchen is a great seating area for morning coffee. The upstairs boast of 2 huge bedrooms, full bath and a large walk in closet. This home has all the charm you could ask for, lovely patio seating area, off street parking for 4 cars, 1 car garage under the home and so much more. The home needs some repairs, roof and foundation and the price was reduced based on the estimates.

ⓘ 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: $5,526 · $461/mo
• Projected year-2 tax: $5,526 · $461/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 2/10 Low 8 d/yr ≥90°F today · 18 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: $17,542
• − Mortgage interest: −$8,397
• − Property taxes: −$5,526
• − Insurance: −$750
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,361
• Taxable loss: −$4,298
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $-819/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: Cobleskill-Richmondville Central School District
• NCES district ID: 3600010
• Math proficiency: 53% ▲ 2.00%
• Reading proficiency: 52% ▲ 10.00%
• Median HH income: $49,555
• Composite: 44.83/100
• National rank: #2734
• State rank: #336 of 590 in NY

Livability — Cobleskill

• Score: 62/100
• State rank: #876
• US rank: #16581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cobleskill, NY
• Population (ZIP): 7,883

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · German/W. Germanic 3% Spanish 2% Korean 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: ▲ 9.86%
• Current HPI: 310.2889
• 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

+11.9% since first listed

16 events — show timeline

• 2026-06-05 Sold (MLS) $149,900 Global MLS
• 2026-05-23 Pending — Global MLS
• 2026-05-08 Listed $149,900 Global MLS
• 2022-01-07 Sold (MLS) $133,900 ODBOR
• 2022-01-07 Sold (MLS) $133,900 Global MLS
• 2022-01-07 Sold (MLS) $133,900 UNYREIS
• 2021-12-14 Pending — Global MLS
• 2021-11-01 Pending — Global MLS
• 2021-10-07 Price Changed $133,900 Global MLS
• 2021-10-07 Relisted — Global MLS
• 2021-09-03 Pending — Global MLS
• 2021-07-20 Price Changed $158,900 Global MLS
• 2021-05-23 Listed $133,900 HVCRMLS
• 2021-05-23 Listed $133,900 ODBOR
• 2021-05-23 Listed $174,500 Global MLS
• 2021-05-23 Listed $133,900 UNYREIS

Property tax history

+4.1%/yr

Latest (2025): $5,526 · +6.6% YoY. Source: county tax records.