21 S Court Dr · Greenville, NY 12083

$279,000

2 bd · 2.0 ba · 1,236 sqft · Townhouse public records · 3 Days on market

Built 1995 6,969 sqft lot Est $274k · at est. $152/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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• ARV discount +6.7/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Come home to Country Estates. Located in the town of Greenville sits this 2 bedroom impeccably maintained Ranch (Townhouse) boasting vaulted ceilings, open floor plan , 2 bedrooms, 2 bath, one car garage, back deck , central air, generator , and a finished family room with walk out basement with built in showcase for collectables. Located within Country Estates there is a walking path, shuffle board, basketball, a pond, and a community clubhouse with a full kitchen, dining room, dance floor as well as an exercise room . The HOA Fee is 152 per month and includes lawn maintenance, garbage and roofing. Experience life at its best, while enjoying this prime time location with the mountain

Key facts

• Open floor plan
• Built in showcase
• Finished family room

Tags

• VAULTED CEILINGS
• OPEN FLOOR PLAN
• BACK DECK
• FINISHED FAMILY ROOM
• WALK OUT BASEMENT
• BUILT IN SHOWCASE

Property features AI

Finance

• Other: Generator; Green energy: roof
• HOA & community: Homeowners association with monthly fee of $152; HOA covers grounds maintenance and trash; Community amenities include clubhouse, maintenance, park, year-round pond, shuffleboard court, sport court, trash service; Community features: golf, restaurant, street lights

Exterior

• Parking: Attached garage (1 car); Driveway; Off-street parking; Garage faces front; Workshop in garage
• Security: Carbon monoxide detector(s)
• Utilities: 200+ amp electric service; Public sewer; Water connected
• Home design: Townhouse; One and one half levels; Attached property; Has a view
• Construction: Vinyl siding; Concrete perimeter foundation; Built with asphalt roof
• Exterior features: Garden; Deck; Porch; Asphalt roof; Walk-out finished basement; Front yard; Private paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil and propane heating sources; Central air conditioning; Ceiling fan cooling
• Interior features: Cathedral ceilings; Ceiling fans; Chandelier; High ceilings; Laminate countertops
• Laundry & utility: Stacked washer/dryer; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (19.4% below list).
• Recommended offer: $209k (25.0% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $123k; list at $279k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $209,144 (25.0% 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: 0.81% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $274,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Skyview Dr	0.09mi	2/2.0	1,200 (-3%)	3mo	$260,000	$217	88
108 Skyview Dr	0.06mi	2/2.0	1,200 (-3%)	11mo	$266,900	$222	83

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $126,950
• Equity at exit: $251,345

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $394,018
• Equity at exit: $542,036

Cash invested: $78,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$442 /mo · $5,299/yr
• Insurance: −$116
• HOA: −$152
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-395

Break-even live

Break-even rent $2,751

Max offer price $209,144

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-316	+0% $-395	+5% $-474	+10% $-553
Rent	-10% $-573	-5% $-484	+0% $-395	+5% $-307	+10% $-218
Rate	-1.0pp $-255	-0.5pp $-324	base $-395	+0.5pp $-468	+1.0pp $-541

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: $69,750
• Closing costs: $8,370
• 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	0.23mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: trash

Listing history 4 events

1. 2026-06-21
   days on market $279,000 Active 3 DOM
2. 2026-06-21
   days on market $279,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $279,000 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: $5,299 · $442/mo
• Projected year-2 tax: $5,299 · $442/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: −$15,628
• − Property taxes: −$5,299
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$1,824
• − Depreciation: −$8,116
• Taxable loss: −$9,583
• Est. tax savings @ 24.0%: +$2,300
• After-tax cash flow: $-2,445/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

+126.8% since first listed

2 events — show timeline

• 2026-06-18 Listed $279,000 HVCRMLS
• 1995-08-16 Sold (Public Records) $123,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,299 · +3.4% YoY. Source: county tax records.