15 Roanoke Rd · Putnam Lake, NY 12563

$315,000

2 bd · 1.0 ba · 846 sqft · SingleFamily public records · 19 Days on market

Built 1940 9,583 sqft lot Est $349k · 10% under

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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 +13.4/30.0
• ARV discount +11.9/15.0
• Schools +6.3/10.0
• 1% rule +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this super sweet well maintained ranch home positioned on a beautiful corner lot. Enter on to a large enclosed front porch and into one level living. The home features: a spacious living room, a large Master bedroom, a 2nd bedroom and the bathroom. A renovated Eat-in-Kitchen highlights custom cabinetry, granite counter tops, Convection/induction oven, stainless steel appliances, recess lighting and a dishwasher that is beautifully disguised to match the cabinetry. A rear kitchen door leads to the patio and the well groomed garden property with a 8X10 storage shed. Home features: Central A/C, Ceiling fans, NEW Boiler in 2010 - NEW Windows in 2010, Foam insulation. (Radiant floor heating in the living room, kitchen, bathroom and in 1 bedroom) Exterior is Brick with cream Board & Baton siding. An Hydro Air circuit zone, Generator hook up, 2 Zone heat, 1 Zone A/C, Outside Utility/storage room with its own entrance. The home has lake rights and is 1 mile or a short walk to Putnam Lake with two beach locations along with the use of non motorized boats. Maybe enjoy a little Kayaking, swimming or fishing on a beautiful day - The home is close by shopping, restaurants and schools with an easy commute to I-84, I-684, Connecticut and Metro North trains. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Custom cabinetry
• Granite countertops
• Corner lot

Tags

• CORNER LOT
• PARTIALLY ENCLOSED FRONT PORCH
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• CONVECTION INDUCTION OVEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Community park

Exterior

• Parking: Driveway; Parking for 4 vehicles
• Utilities: Electric service by NYSEG; Septic tank; Private trash collection
• Home design: Single-family residence; One-level living; Corner lot; Level lot; Near public transit, schools, and shops
• Construction: Brick, frame and vinyl siding construction
• Exterior features: Exterior lighting; Mailbox; Shed(s); Other exterior features

Interior

• Kitchen: Cooktop; Dishwasher; Electric range; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms? (Total rooms = 5; includes first-floor bedroom)
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Oil heat; Radiant heat
• Interior features: First-floor bedroom; Ceiling fan(s); Eat-in kitchen; Granite counters; His and hers closets; Master on main; Recessed lighting; Storage; Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Washer hookup inside; Electric dryer hookup; Washer/dryer hookup located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $4 ($45/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 $310k (1.6% below list).
• Recommended offer: $310k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Putnam Lake — 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 66/100 on livability (#654 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Brewster Central School District (rural): math 73% / reading 68% proficiency, ranked #107 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: John F Kennedy Elementary School (599 students, 41% FRL); Henry H Wells Middle School (math 52% / reading 57%, grade B-, #214 of 729 statewide, top 31%, 668 students, 37% FRL); Brewster High School (math 95% / reading 92%, grade A+, #131 of 1,100 statewide, top 13%, 1,035 students, 36% FRL) — zoned schools average 38% FRL vs 17% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 142 units permitted in Putnam County in 2024 (75 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.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $254k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,103 (1.6% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $349,398
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Lake Shore Dr	0.44mi	2/1.0	800 (-5%)	7mo	$330,000	$413	65
5 Knox Rd	0.46mi	2/1.0	822 (-3%)	12mo	$330,000	$401	64
32 Rutland Dr	0.35mi	2/1.0	816 (-4%)	23mo	$325,000	$398	59
3 Preston Pl	0.31mi	2/1.0	720 (-15%)	10mo	$370,000	$514	53
10 Orient Pl	0.44mi	3/1.0 (+1)	968 (+14%)	2mo	$400,000	$413	49

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-50,593
• Equity at exit: $46,968

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-42,886
• 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 12563

• Home prices YoY: -12.7%
• Active inventory: 50
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,101 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$663 /mo · $7,955/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $4

Break-even live

Break-even rent $3,096

Max offer price $315,000

Occupancy floor 95%

Sensitivity live

Price	-10% $182	-5% $93	+0% $4	+5% $-85	+10% $-175
Rent	-10% $-241	-5% $-119	+0% $4	+5% $126	+10% $249
Rate	-1.0pp $162	-0.5pp $84	base $4	+0.5pp $-78	+1.0pp $-161

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 12 events

1. 2026-06-22
   days on market $315,000 Active 19 DOM
2. 2026-06-18
   days on market $315,000 Active 16 DOM
3. 2026-06-17
   days on market $315,000 Active 15 DOM
4. 2026-06-16
   days on market $315,000 Active 14 DOM
5. 2026-06-15
   days on market $315,000 Active 13 DOM
6. 2026-06-13
   days on market $315,000 Active 11 DOM
7. 2026-06-10
   days on market $315,000 Active 8 DOM
8. 2026-06-09
   days on market $315,000 Active 7 DOM
9. 2026-06-08
   days on market $315,000 Active 6 DOM
10. 2026-06-07
    days on market $315,000 Active 5 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $315,000 Active 1 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: $7,955 · $663/mo
• Projected year-2 tax: $7,955 · $663/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 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,212
• − Mortgage interest: −$17,645
• − Property taxes: −$7,955
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − Depreciation: −$9,164
• Taxable loss: −$5,080
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $1,264/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: Brewster Central School District
• NCES district ID: 3605310
• Math proficiency: 73% ▲ 20.00%
• Reading proficiency: 68% ▲ 20.00%
• Median HH income: $87,515
• Composite: 63.4/100
• National rank: #622
• State rank: #107 of 590 in NY

Livability — Putnam Lake

• Score: 66/100
• State rank: #654
• US rank: #12186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Putnam Lake, NY
• Population (ZIP): 7,456

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Black 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 1% Dominican 3%
• Common ancestry: Romanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 14% · Canada, South Korea, Dominican Republic
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.07%
• Current HPI: 247.1582
• 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

+301.3% since first listed

9 events — show timeline

• 2026-06-02 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-02 Sold (Public Records) $254,000 Public Records
• 2021-11-12 Sold (MLS) $254,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-08-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-08-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-08-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-08-03 Listed $254,000 OneKey® MLS as Distributed by MLS Grid
• 2001-09-17 Sold (Public Records) $78,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $7,955 · +1.2% YoY. Source: county tax records.