935 Goshen St · Windham, NY 12444

$429,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 316 Days on market

Built 1970 1.00 ac lot $326/sqft · 46% below area Est $793k · 46% 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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Appreciation +4.4/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Serene Country Setting 2 acre Double lot (2 tax id's) Nestled in one of the most desirable areas of the Catskill Mountains, in the exsclusive town of Jewett NY 21/2 hours to NYC. This charming 4-bedroom, 2-bath home sits on a double lot just 10 minutes to Hunter & Windham Mountains and appx 30 minutes to 2 other major ski resorts; Belleayre and Plattekill. Features include a cozy wood-burning stove, HUGE deck perfect for entertaining, and a beautiful backyard. The property's peaceful setting offers the perfect blend of country living and year-round recreation.

Key facts

• Country setting
• Double lot
• Huge deck

Tags

• COUNTRY SETTING
• DOUBLE LOT
• WOOD BURNING STOVE
• HUGE DECK
• BEAUTIFUL BACKYARD
• YEAR ROUND RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $367k (14.5% below list).
• Recommended offer: $367k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.2% in Windham — 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 60/100 on livability (#964 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools C-, crime D+, cost of living D+.
• Windham-Ashland-Jewett Central School District (rural): math 55% / reading 40% proficiency, ranked #517 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 25135% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $366,931 (14.5% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $792,542
• List price: $429,000
• Delta: -45.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.84×
• Total profit: $-19,496
• Equity at exit: $99,582

10-year hold

• IRR: 3.2%
• Equity multiple: 1.29×
• Total profit: $35,042
• Equity at exit: $101,219

Cash invested: $120,120 (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 12444

• Home prices YoY: -0.2%
• Active inventory: 29
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,669 medium
• Mortgage (P&I): −$2,250
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $262

Break-even live

Break-even rent $3,338

Max offer price $429,000

Occupancy floor 88%

Sensitivity live

Price	-10% $505	-5% $383	+0% $262	+5% $141	+10% $19
Rent	-10% $-28	-5% $117	+0% $262	+5% $407	+10% $552
Rate	-1.0pp $478	-0.5pp $371	base $262	+0.5pp $151	+1.0pp $38

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $429,000 Active 316 DOM
2. 2026-06-21
   days on market $429,000 Active 315 DOM
3. 2026-06-18
   days on market $429,000 Active 313 DOM
4. 2026-06-17
   days on market $429,000 Active 312 DOM
5. 2026-06-16
   days on market $429,000 Active 311 DOM
6. 2026-06-15
   days on market $429,000 Active 310 DOM
7. 2026-06-13
   days on market $429,000 Active 308 DOM
8. 2026-06-12
   days on market $429,000 Active 307 DOM
9. 2026-06-09
   days on market $429,000 Active 304 DOM
10. 2026-06-08
    days on market $429,000 Active 303 DOM
11. 2026-06-07
    days on market $429,000 Active 302 DOM
12. 2026-06-07
    days on market $429,000 Active 301 DOM
13. 2026-06-04
    days on market $429,000 Active 298 DOM
14. 2026-06-02
    days on market $429,000 Active 297 DOM
15. 2026-06-01
    days on market $429,000 Active 296 DOM
16. 2026-05-31
    days on market $429,000 Active 295 DOM
17. 2025-10-08
    historical $1,700
18. 2025-09-20
    price $429,000 575-char remark

    Show marketing remark (575 chars)

    Serene Country Setting 2 acre Double lot (2 tax id's) Nestled in one of the most desirable areas of the Catskill Mountains, in the exsclusive town of Jewett NY 21/2 hours to NYC. This charming 4-bedroom, 2-bath home sits on a double lot just 10 minutes to Hunter & Windham Mountains and appx 30 minutes to 2 other major ski resorts; Belleayre and Plattekill. Features include a cozy wood-burning stove, HUGE deck perfect for entertaining, and a beautiful backyard. The property's peaceful setting offers the perfect blend of country living and year-round recreation.

19. 2025-08-10
    listed $1,700

    Show marketing remark (575 chars)

    Serene Country Setting 2 acre Double lot (2 tax id's) Nestled in one of the most desirable areas of the Catskill Mountains, in the exsclusive town of Jewett NY 21/2 hours to NYC. This charming 4-bedroom, 2-bath home sits on a double lot just 10 minutes to Hunter & Windham Mountains and appx 30 minutes to 2 other major ski resorts; Belleayre and Plattekill. Features include a cozy wood-burning stove, HUGE deck perfect for entertaining, and a beautiful backyard. The property's peaceful setting offers the perfect blend of country living and year-round recreation.

20. 2025-08-10
    listed $439,000 Active 575-char remark

    Show marketing remark (575 chars)

    Serene Country Setting 2 acre Double lot (2 tax id's) Nestled in one of the most desirable areas of the Catskill Mountains, in the exsclusive town of Jewett NY 21/2 hours to NYC. This charming 4-bedroom, 2-bath home sits on a double lot just 10 minutes to Hunter & Windham Mountains and appx 30 minutes to 2 other major ski resorts; Belleayre and Plattekill. Features include a cozy wood-burning stove, HUGE deck perfect for entertaining, and a beautiful backyard. The property's peaceful setting offers the perfect blend of country living and year-round recreation.

ⓘ 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: $2,499 · $208/mo
• Projected year-2 tax: $4,875 · $406/mo
• Expected delta: +$2,375/yr (+$198/mo · 95.0%)

ⓘ 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 1/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $44,032
• − Mortgage interest: −$24,031
• − Property taxes: −$2,499
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,523
• − Management: −$3,523
• − Depreciation: −$12,480
• Taxable loss: −$4,168
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $4,144/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: Windham-Ashland-Jewett Central School District
• NCES district ID: 3631590
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $46,942
• Composite: 42.57/100
• National rank: #6842
• State rank: #517 of 755 in NY

Livability — Windham

• Score: 60/100
• State rank: #964
• US rank: #18888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 519

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: Majority White (59%)
• Race & ethnicity: White 59% Two or more races 38% Hispanic / Latino 34%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 12% Lithuanian 5% Subsaharan African 3%
• Foreign-born: 4%
• Languages at home: 98% English-only · Russian/Polish/Slavic 2%

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: ▼ -1.19%
• Current HPI: 483.4459
• 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

-99.6% since first listed

4 events — show timeline

• 2025-10-08 Rental Removed $1,700 HVCRMLS
• 2025-09-20 Price Changed $429,000 HVCRMLS
• 2025-08-10 Listed for Rent $1,700 HVCRMLS
• 2025-08-10 Listed $439,000 HVCRMLS

Property tax history

+1.1%/yr

Latest (2025): $2,499 · +0.6% YoY. Source: county tax records.