19 Ravina Rd · Putnam Lake, NY 12563

$350,000

1 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 17 Days on market

Built 1940 4,356 sqft lot Est $414k · 15% under

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Why this score? — see what drove the C- 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 +14.4/15.0
• Cash flow +13.8/30.0
• Schools +6.3/10.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• 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

Just move in and decorate! Don’t miss this unique opportunity! This cottage offers 975 sf. of living space, PLUS an additional 300 sf. in the full finished attic! The possibilities are endless; use your imagination. The main level has hardwood floors, LR, DR, Bedroom, full recently-renovated ceramic bath and a storage pantry. EIK is ready for action. Windows about 7 years old. New water heater 3 years. New well tank March 2018! House sits on level property and is only one block from the lake. The full unfinished basement includes utilities on one side, including above ground oil tank. The other half offers 8 foot ceilings; ready for more imagination. Hot air furnace has had yearly documented service. Now for the icing on the cake: This house is fully wired for a generator so no frozen pipes or ruined food in the event of power loss. This is not a short sale. This is not a handyman special. At this price, it's a home run! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Seasonal lake views
• Storage pantry
• 4,356 sq ft lot

Tags

• SEASONAL LAKE VIEWS
• PREMIUM VINYL FLOORING
• UPDATED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERS
• STORAGE PANTRY

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Septic tank; Public trash collection
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 5 (includes bedroom on first floor)
• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating; Oil heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Pantry; Storage space; Washer/dryer hookup; Screens on windows; Finished attic; Unfinished basement with storage space
• Laundry & utility: Washer included; Washer/dryer hookup; Oil water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $32 ($384/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 $332k (5.3% below list).
• Recommended offer: $332k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: C V Starr Intermediate School (math 52% / reading 67%, grade B-, #745 of 2,108 statewide, top 39%, 625 students, 40% 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 $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

• It's been on market 17 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $140k; list at $350k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,517 (5.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $413,826
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Lake Shore Dr	0.13mi	2/1.5 (+1)	1,240 (+0%)	14mo	$385,000	$310	75
69 Taylor Rd	0.40mi	2/1.5 (+1)	1,312 (+6%)	10mo	$405,000	$309	57
255 Haviland Dr	0.24mi	2/2.0 (+1)	1,409 (+14%)	1mo	$535,000	$380	56
7 Venice Rd	0.61mi	2/1.0 (+1)	1,305 (+5%)	2mo	$390,000	$299	56
1 Rutland Dr	0.26mi	2/1.0 (+1)	1,100 (-11%)	10mo	$235,000	$214	56
21 Reading Rd	0.40mi	2/2.0 (+1)	1,106 (-11%)	3mo	$450,000	$407	52
7 Ithaca Rd	0.48mi	2/1.5 (+1)	1,272 (+3%)	23mo	$425,000	$334	47
72 Slater Rd	0.35mi	2/1.0 (+1)	1,112 (-10%)	21mo	$330,000	$297	44
8 Highland St	0.74mi	2/1.5 (+1)	1,098 (-11%)	8mo	$451,000	$411	33
4 Fulton Dr	0.73mi	2/1.0 (+1)	1,064 (-14%)	20mo	$415,000	$390	20

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-54,525
• Equity at exit: $52,186

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-44,234
• 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: 8.8×

Monthly cashflow live

• Estimated rent: $3,315 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$606 /mo · $7,269/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $32

Break-even live

Break-even rent $3,275

Max offer price $350,000

Occupancy floor 94%

Sensitivity live

Price	-10% $230	-5% $131	+0% $32	+5% $-67	+10% $-166
Rent	-10% $-230	-5% $-99	+0% $32	+5% $163	+10% $294
Rate	-1.0pp $208	-0.5pp $121	base $32	+0.5pp $-59	+1.0pp $-151

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: —

Listing history 11 events

1. 2026-06-22
   days on market $350,000 Active 17 DOM
2. 2026-06-18
   days on market $350,000 Active 14 DOM
3. 2026-06-17
   days on market $350,000 Active 13 DOM
4. 2026-06-16
   days on market $350,000 Active 12 DOM
5. 2026-06-15
   days on market $350,000 Active 11 DOM
6. 2026-06-13
   days on market $350,000 Active 9 DOM
7. 2026-06-10
   days on market $350,000 Active 6 DOM
8. 2026-06-09
   days on market $350,000 Active 5 DOM
9. 2026-06-08
   days on market $350,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $350,000 Active 3 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: $7,269 · $606/mo
• Projected year-2 tax: $7,269 · $606/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $39,782
• − Mortgage interest: −$19,605
• − Property taxes: −$7,269
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,183
• − Management: −$3,183
• − Depreciation: −$10,182
• Taxable loss: −$5,389
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $1,677/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

+150.2% since first listed

7 events — show timeline

• 2026-06-04 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-26 Sold (Public Records) $139,900 Public Records
• 2018-10-23 Sold (MLS) $139,900 OneKey® MLS as Distributed by MLS Grid
• 2018-08-28 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-07-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-06-12 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-04-20 Listed $139,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $7,269 · +1.2% YoY. Source: county tax records.