43 Sunset Dr · Putnam Lake, NY 12563

$350,000

4 bd · 3.0 ba · 2,032 sqft · SingleFamily public records · 9 Days on market

Built 1971 0.75 ac lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to customize your own raised ranch home in a highly sought after neighborhood! Calling all handy men to make this 4 bedroom, 3 bathroom house their dream home. Situated on 0.75 acre with incredible mountain views. Conveniently located minutes from Thunder Ridge Ski Area, shops and restaurants while still feeling private and tranquil.

Key facts

• Raised ranch home
• 0.75 acre
• Mountain views

Tags

• RAISED RANCH HOME
• 0.75 ACRE
• MOUNTAIN VIEWS

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Septic tank; Electricity available; Phone available
• Home design: Single family residence; Living area per public records
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront; No additional parcels

Interior

• Kitchen: No appliances listed
• Bedrooms: 8 total rooms (bedroom count not specified)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating; No central cooling
• Interior features: Primary bathroom; Unfinished attic; Unfinished basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-40 ($-484/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (2.0% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $343k (2.0% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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.
• Carmel Central School District (suburban): math 46% / reading 63% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Matthew Paterson Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 488 students, 41% FRL); George Fischer Middle School (math 21% / reading 56%, grade F, #437 of 729 statewide, top 60%, 1,130 students, 38% FRL); Carmel High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,365 students, 36% FRL) — zoned schools average 38% FRL vs 17% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $342,880 (2.0% 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. Built in 1971 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-58,842
• Equity at exit: $52,186

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-52,754
• Equity at exit: $30,262

Cash invested: $98,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$1,061 /mo · $12,732/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-40

Break-even live

Break-even rent $3,851

Max offer price $342,880

Occupancy floor 96%

Sensitivity live

Price	-10% $158	-5% $59	+0% $-40	+5% $-139	+10% $-238
Rent	-10% $-341	-5% $-190	+0% $-40	+5% $110	+10% $260
Rate	-1.0pp $136	-0.5pp $49	base $-40	+0.5pp $-131	+1.0pp $-223

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Route 311 Patterson, NY	4.0	1.5	1850	$3,800	$2.05	45d	1	1.37mi

Listing history 7 events

1. 2026-06-21
   days on market $350,000 Active 9 DOM
2. 2026-06-18
   days on market $350,000 Active 6 DOM
3. 2026-06-17
   days on market $350,000 Active 5 DOM
4. 2026-06-16
   days on market $350,000 Active 4 DOM
5. 2026-06-15
   days on market $350,000 Active 3 DOM
6. 2026-06-13
   remarks 352-char remark
7. 2026-06-13
   listed $350,000 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: $12,732 · $1,061/mo
• Projected year-2 tax: $12,732 · $1,061/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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $45,600
• − Mortgage interest: −$19,605
• − Property taxes: −$12,732
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − Depreciation: −$10,182
• Taxable loss: −$5,966
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $948/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: Carmel Central School District
• NCES district ID: 3606570
• Math proficiency: 46% ▼ -15.00%
• Reading proficiency: 63% ▲ 11.00%
• Median HH income: $87,665
• Composite: 50.05/100
• National rank: #1914
• State rank: #258 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

• 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

1 event — show timeline

• 2026-06-12 Listed $350,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $12,732 · +0.1% YoY. Source: county tax records.