137 Country Estates Rd · Greenville, NY 12083

$265,000

2 bd · 2.5 ba · 1,588 sqft · Townhouse public records · 20 Days on market

Built 2000 2,613 sqft lot Est $305k · 13% under $153/mo HOA · 7% of rent

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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).

• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Schools +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Welcome home! This lovingly maintained 2-bedroom, 2.5 bath townhouse sits nicely on a quiet tree lined street and is a true turn-key. The floor plan flows nicely from the living room to dining room and into the spacious kitchen. The dining room opens to the back deck where you can entertain or simply relax while viewing evening sunsets over the Catskill Mountains. Both bedrooms boast private bathrooms, and the primary bedroom has a walk-in closet. With the washer and dryer conveniently placed on the 2nd floor, no more carrying heavy laundry downstairs. A full basement, attached garage and covered front porch round out this move-in ready home. The home owner's association provides lawn care, trash removal, and a club house. Plus, they are responsible for the roof which is ~2 years old. The installation of a brand-new Central A/C unit will keep you cool for years to come. Nice central location with the Hudson River to the east and Catskill Mountains to the west, Kingston to the south and Albany to the north. Hudson and the Amtrak train station are within 30 minutes for quick access to NY City. Claim your peace of mind here with this low maintenance home. Must see.

Key facts

• Private bathrooms
• Attached garage
• Walk-in closet

Tags

• BACK DECK
• PRIVATE BATHROOMS
• WALK-IN CLOSET
• WASHER AND DRYER
• FULL BASEMENT
• ATTACHED GARAGE

Property features AI

Finance

• Other: Living area reported as 1,588
• HOA & community: Monthly association fee of $153; Community clubhouse; Association covers grounds and structure maintenance, sewer and trash

Exterior

• Parking: Attached garage (1 car); Paved driveway; Total parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Townhouse; Entry level: First floor; Two-story layout
• Construction: Shingle roof; Drywall and vinyl siding exterior; Concrete perimeter foundation; Built in 2026
• Exterior features: Covered patio/porch; Deck; Front porch; Views

Interior

• Kitchen: Range; Range hood; Microwave; Dishwasher; Refrigerator; Water purifier
• Bedrooms: Primary bedroom on second floor with en-suite bath and walk-in closet; Additional bedroom on second floor with en-suite bath
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms on second floor; One half bathroom on first floor
• Heating & cooling: Forced air heating; Hot water heating; Oil heating; Central air conditioning
• Interior features: Paddle fan(s); Walk-in closet(s); Satellite internet; Screens, blinds, drapes and window treatments; Wood window frames; Double-pane, insulated, ENERGY STAR qualified windows; Full unfinished basement
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (15.1% below list).
• Recommended offer: $190k (28.3% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.1% in Greenville — 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 65/100 on livability (#713 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Greenville Central School District (rural): math 48% / reading 55% proficiency, ranked #338 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scott M Ellis Elementary School (math 47% / reading 52%, grade D, #1,085 of 2,108 statewide, top 56%, 492 students, 37% FRL); Greenville Middle School (math 27% / reading 52%, grade F, #418 of 729 statewide, top 59%, 229 students, 38% FRL); Greenville High School (math 87% / reading 90%, grade A, #294 of 1,100 statewide, top 27%, 359 students, 29% FRL).
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $148k; list at $265k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $190,029 (28.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.85% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $304,896
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Skyview Dr	0.08mi	2/2.5	1,439 (-9%)	6mo	$254,500	$177	76
163 Sky View Dr	0.09mi	3/2.5 (+1)	1,548 (-2%)	22mo	$297,000	$192	68
159 Sky View Dr	0.09mi	2/2.5	1,439 (-9%)	23mo	$279,500	$194	61

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $117,558
• Equity at exit: $238,733

10-year hold

• IRR: 17.9%
• Equity multiple: 5.96×
• Total profit: $367,965
• Equity at exit: $514,837

Cash invested: $74,200 (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 12083

• Home prices YoY: 16.0%
• Active inventory: 32
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$549 /mo · $6,585/yr
• Insurance: −$110
• HOA: −$153
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-424

Break-even live

Break-even rent $2,787

Max offer price $190,029

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-349	+0% $-424	+5% $-499	+10% $-574
Rent	-10% $-602	-5% $-513	+0% $-424	+5% $-336	+10% $-247
Rate	-1.0pp $-291	-0.5pp $-357	base $-424	+0.5pp $-493	+1.0pp $-563

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11321 State Route 32 Greenville, NY	3.0	2.0	1500	$2,250	$1.50	16d	1	0.32mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: trashlandscaping

Listing history 19 events

1. 2026-06-12
   statusdays on market $265,000 Pending 20 DOM
2. 2026-06-09
   days on market $265,000 Active 18 DOM
3. 2026-06-08
   days on market $265,000 Active 17 DOM
4. 2026-06-07
   days on market $265,000 Active 16 DOM
5. 2026-06-07
   days on market $265,000 Active 15 DOM
6. 2026-06-04
   days on market $265,000 Active 12 DOM
7. 2026-06-02
   days on market $265,000 Active 11 DOM
8. 2026-06-01
   days on market $265,000 Active 10 DOM
9. 2026-05-31
   days on market $265,000 Active 9 DOM
10. 2026-05-22
    listed $265,000 Active

    Show marketing remark (1180 chars)

    Welcome home! This lovingly maintained 2-bedroom, 2.5 bath townhouse sits nicely on a quiet tree lined street and is a true turn-key. The floor plan flows nicely from the living room to dining room and into the spacious kitchen. The dining room opens to the back deck where you can entertain or simply relax while viewing evening sunsets over the Catskill Mountains. Both bedrooms boast private bathrooms, and the primary bedroom has a walk-in closet. With the washer and dryer conveniently placed on the 2nd floor, no more carrying heavy laundry downstairs. A full basement, attached garage and covered front porch round out this move-in ready home. The home owner's association provides lawn care, trash removal, and a club house. Plus, they are responsible for the roof which is ~2 years old. The installation of a brand-new Central A/C unit will keep you cool for years to come. Nice central location with the Hudson River to the east and Catskill Mountains to the west, Kingston to the south and Albany to the north. Hudson and the Amtrak train station are within 30 minutes for quick access to NY City. Claim your peace of mind here with this low maintenance home. Must see.

11. 2026-05-22
    listed $265,000 Active 1180-char remark

    Show marketing remark (1180 chars)

    Welcome home! This lovingly maintained 2-bedroom, 2.5 bath townhouse sits nicely on a quiet tree lined street and is a true turn-key. The floor plan flows nicely from the living room to dining room and into the spacious kitchen. The dining room opens to the back deck where you can entertain or simply relax while viewing evening sunsets over the Catskill Mountains. Both bedrooms boast private bathrooms, and the primary bedroom has a walk-in closet. With the washer and dryer conveniently placed on the 2nd floor, no more carrying heavy laundry downstairs. A full basement, attached garage and covered front porch round out this move-in ready home. The home owner's association provides lawn care, trash removal, and a club house. Plus, they are responsible for the roof which is ~2 years old. The installation of a brand-new Central A/C unit will keep you cool for years to come. Nice central location with the Hudson River to the east and Catskill Mountains to the west, Kingston to the south and Albany to the north. Hudson and the Amtrak train station are within 30 minutes for quick access to NY City. Claim your peace of mind here with this low maintenance home. Must see.

12. 2013-08-05
    soldstatus $147,500
13. 2013-07-31
    soldstatus $147,500 401-char remark

    Show marketing remark (401 chars)

    Townhome in beautiful development walking distance to shopping, Doctors etc. Country feeling as you view the mountains yet close to everything. Recreation Facility. Enjoy your master suite as well as your guest who can enjoy the other one. Spacious. Rear Deck, front porch. Full basement. Garage. -------------------------------------------------------------------------------- -- Very Good Condition

14. 2013-03-20
    historical
15. 2012-10-20
    listed $160,000 401-char remark

    Show marketing remark (401 chars)

    Townhome in beautiful development walking distance to shopping, Doctors etc. Country feeling as you view the mountains yet close to everything. Recreation Facility. Enjoy your master suite as well as your guest who can enjoy the other one. Spacious. Rear Deck, front porch. Full basement. Garage. -------------------------------------------------------------------------------- -- Very Good Condition

16. 2012-03-20
    listed $179,900
17. 2000-10-13
    soldstatus $129,300
18. 2000-10-13
    soldstatus $129,300
19. 2000-03-07
    listed $129,300

ⓘ 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: $6,585 · $549/mo
• Projected year-2 tax: $6,585 · $549/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$14,844
• − Property taxes: −$6,585
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$1,836
• − Depreciation: −$7,709
• Taxable loss: −$9,620
• Est. tax savings @ 24.0%: +$2,309
• After-tax cash flow: $-2,784/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: Greenville Central School District
• NCES district ID: 3612870
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 55% ▲ 16.00%
• Median HH income: $58,430
• Composite: 44.81/100
• National rank: #2740
• State rank: #338 of 590 in NY

Livability — Greenville

• Score: 65/100
• State rank: #713
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NY
• City population: 3,648
• Population (ZIP): 3,648

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Asian 3% Two or more races 2%
• Common ancestry: Slovak 5% Romanian 5% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.23%
• Current HPI: 378.8518
• 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

+104.9% since first listed

10 events — show timeline

• 2026-05-22 Listed $265,000 HVCRMLS
• 2026-05-22 Listed $265,000 Global MLS
• 2013-08-05 Sold (Public Records) $147,500 Public Records
• 2013-07-31 Sold (MLS) $147,500 Global MLS
• 2013-03-20 Listing Removed — Global MLS
• 2012-10-20 Listed $160,000 Global MLS
• 2012-03-20 Listed $179,900 Global MLS
• 2000-10-13 Sold (Public Records) $129,300 Public Records
• 2000-10-13 Sold (MLS) $129,300 Global MLS
• 2000-03-07 Listed $129,300 Global MLS

Property tax history

+4.3%/yr

Latest (2025): $6,585 · +1.8% YoY. Source: county tax records.