256 Round Hill Rd · Florida, NY 10921

$314,999

5 bd · 1.0 ba · 1,925 sqft · SingleFamily public records · 204 Days on market

Built 1915 1.10 ac lot $164/sqft · 50% below area

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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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

Key facts

• 3 barns
• Well and septic
• Classic farmhouse

Tags

• CLASSIC FARMHOUSE
• 1 ACRE
• 3 BARNS
• MATURE TREES
• OPEN YARD AREAS
• WELL AND SEPTIC

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (15.2% below list).
• Recommended offer: $267k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.1% in Florida — 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 73/100 on livability (#304 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Florida Union Free School District (town): math 63% / reading 66% proficiency, ranked #162 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Golden Hill Elementary (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 319 students, 34% FRL); S S Seward Institute (math 62% / reading 57%, grade C+, #851 of 1,100 statewide, top 80%, 390 students, 31% FRL) — zoned schools average 32% FRL vs 16% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $315k implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,098 (15.2% 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. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $633,652
• List price: $314,999
• Delta: -50.29%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-65,491
• Equity at exit: $46,967

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-75,243
• Equity at exit: $27,235

Cash invested: $88,200 (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 10921

• Home prices YoY: -4.9%
• Active inventory: 39
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,671 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$556 /mo · $6,672/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-229

Break-even live

Break-even rent $2,961

Max offer price $274,539

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-140	+0% $-229	+5% $-318	+10% $-407
Rent	-10% $-440	-5% $-335	+0% $-229	+5% $-124	+10% $-18
Rate	-1.0pp $-70	-0.5pp $-149	base $-229	+0.5pp $-311	+1.0pp $-394

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $314,999 Active 204 DOM
2. 2026-06-18
   days on market $314,999 Active 201 DOM
3. 2026-06-17
   price $314,999 Active 200 DOM
4. 2026-06-17
   days on market $350,000 Active 200 DOM
5. 2026-06-16
   days on market $350,000 Active 199 DOM
6. 2026-06-15
   days on market $350,000 Active 198 DOM
7. 2026-06-14
   days on market $350,000 Active 196 DOM
8. 2026-06-13
   days on market $350,000 Active 195 DOM
9. 2026-06-10
   days on market $350,000 Active 193 DOM
10. 2026-06-09
    days on market $350,000 Active 192 DOM
11. 2026-06-08
    days on market $350,000 Active 191 DOM
12. 2026-06-07
    days on market $350,000 Active 190 DOM
13. 2026-06-03
    days on market $350,000 Active 186 DOM
14. 2026-06-02
    days on market $350,000 Active 185 DOM
15. 2026-06-01
    days on market $350,000 Active 184 DOM
16. 2026-05-31
    days on market $350,000 Active 183 DOM
17. 2026-05-30
    days on market $350,000 Active 182 DOM
18. 2026-04-27
    price $350,000 881-char remark

    Show marketing remark (881 chars)

    Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

19. 2026-04-12
    price $390,000 881-char remark

    Show marketing remark (881 chars)

    Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

20. 2026-03-30
    price $414,999 881-char remark

    Show marketing remark (881 chars)

    Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

21. 2026-03-10
    price $435,000 881-char remark

    Show marketing remark (881 chars)

    Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

22. 2026-01-23
    price $475,000 881-char remark

    Show marketing remark (881 chars)

    Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

23. 2025-11-29
    listed $550,000 Active 881-char remark

    Show marketing remark (881 chars)

    Bring your imagination and craftmanship to this classic 5 bedroom farmhouse set on 1 acre of peaceful countryside. Offering 1925, square feet of space, this home is the ideal for a full renovation or inspired restoration project. Full of character and original charm, the property also includes 3 barns , perfect for workshops ,storage, creative studios or future repurposing. Mature trees and open yard areas provide privacy and the setting for a truly transformation. The home will be completely cleaned out . Which give the buyers a better view of house. Please note; the white car on the property is not included in the sale. Being sold as-is , the property comes with well and septic in place, providing a solid foundation to build your vision. Whether you dream of creating a rustic retreat, a modern farmhouse, or a standout investment project offers exceptional potential.

24. 1995-12-29
    soldstatus $80,000

ⓘ 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: $6,672 · $556/mo
• Projected year-2 tax: $6,672 · $556/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 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,052
• − Mortgage interest: −$17,645
• − Property taxes: −$6,672
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − Depreciation: −$9,164
• Taxable loss: −$8,132
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-797/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: Florida Union Free School District
• NCES district ID: 3625320
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $78,934
• Composite: 57.57/100
• National rank: #1066
• State rank: #162 of 590 in NY

Livability — Florida

• Score: 73/100
• State rank: #304
• US rank: #5003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,358
• Population (ZIP): 4,358

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 9% Native American 5% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Dominican 3%
• Common ancestry: Romanian 5% Iranian 2% Italian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 5% Chinese 3%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.22%
• Current HPI: 297.5238
• 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

+337.5% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $414,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $435,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-29 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 1995-12-29 Sold (Public Records) $80,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,672 · +0.6% YoY. Source: county tax records.