7 Holly Tree Rd · Stamford, NY 12167

$649,000

9 bd · 5.0 ba · 5,000 sqft · MultiFamily public records · 153 Days on market

Built 1968 0.81 ac lot $130/sqft · 109% above area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent Income opportunity. 3 Apartments. 13 Bedrooms 5 Baths. All units have a private entry and use of the yard. Apt 1 is a 4 Bedroom 1 Bath, Apt 2 is a 4 Bedroom 2 Bath, Apt 3 is a 5 Bedroom 2 Bath. Units Fully occupied Generating positive cash flow. All units metered separately. Each tenant has their own heat source. Tenant pays for their own heat and electric. New roof, 2 new furnaces. Landlord takes care of lawn care and snow removal. Room to develop another rental income. Or use for landlord storage. Annual Gross Rent income $60,000. Financial information furnished upon request.

Key facts

• Own heat source
• Use of the yard
• Private entry

Tags

• PRIVATE ENTRY
• USE OF THE YARD
• METERED SEPARATELY
• OWN HEAT SOURCE
• NEW ROOF
• NEW FURNACES

What this means for you Summary

Snapshot

• This is a 1×4bd/1ba + 1×4bd/2ba + 1×5bd/2ba units multifamily listed at $649k.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $649k).
• Recommended offer: $571k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 5.3% in Stamford — 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 67/100 on livability (#574 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, schools D-, amenities F.
• Stamford Central School District (rural): math 40% / reading 35% proficiency, ranked #675 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($4k loan paydown + $34k appreciation (5.2% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $182k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($571k) 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 $72k; list at $649k implies a 808% gain — meaningful room to come down on a strong offer.

Recommended offer $571,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (median comp): $310,000
• List price: $649,000
• Delta: 109.35%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.44×
• Total profit: $443,064
• Equity at exit: $375,969

10-year hold

• IRR: 37.1%
• Equity multiple: 6.99×
• Total profit: $1,088,966
• Equity at exit: $655,746

Cash invested: $181,720 (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 12167

• Home prices YoY: 1.4%
• Active inventory: 36
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $11,048 medium
• Mortgage (P&I): −$3,403
• Tax from tax record: −$567 /mo · $6,808/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,320
• Net cashflow: $4,487

Break-even live

Break-even rent $5,369

Max offer price $649,000

Occupancy floor 54%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	1	$3,637
1× unit	4	2	$3,637
1× unit	5	2	$3,773
Total (3 units)			$11,048

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $649,000 Active 153 DOM
2. 2026-06-17
   days on market $649,000 Active 152 DOM
3. 2026-06-16
   days on market $649,000 Active 151 DOM
4. 2026-06-15
   days on market $649,000 Active 150 DOM
5. 2026-06-13
   days on market $649,000 Active 148 DOM
6. 2026-06-12
   days on market $649,000 Active 147 DOM
7. 2026-06-09
   days on market $649,000 Active 144 DOM
8. 2026-06-08
   days on market $649,000 Active 143 DOM
9. 2026-06-07
   days on market $649,000 Active 142 DOM
10. 2026-06-07
    days on market $649,000 Active 141 DOM
11. 2026-06-04
    days on market $649,000 Active 138 DOM
12. 2026-06-02
    days on market $649,000 Active 137 DOM
13. 2026-06-01
    days on market $649,000 Active 136 DOM
14. 2026-05-31
    days on market $649,000 Active 135 DOM
15. 2026-01-12
    listed $649,000 Active 594-char remark

    Show marketing remark (594 chars)

    Excellent Income opportunity. 3 Apartments. 13 Bedrooms 5 Baths. All units have a private entry and use of the yard. Apt 1 is a 4 Bedroom 1 Bath, Apt 2 is a 4 Bedroom 2 Bath, Apt 3 is a 5 Bedroom 2 Bath. Units Fully occupied Generating positive cash flow. All units metered separately. Each tenant has their own heat source. Tenant pays for their own heat and electric. New roof, 2 new furnaces. Landlord takes care of lawn care and snow removal. Room to develop another rental income. Or use for landlord storage. Annual Gross Rent income $60,000. Financial information furnished upon request.

16. 2021-09-12
    listed $500,000
17. 2021-05-24
    listed $500,000
18. 2002-08-06
    soldstatus $71,500

ⓘ 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: $6,808 · $567/mo
• Projected year-2 tax: $8,888 · $741/mo
• Expected delta: +$2,080/yr (+$173/mo · 30.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $132,576
• − Mortgage interest: −$36,354
• − Property taxes: −$6,808
• − Insurance: −$3,245
• − Repairs & maintenance: −$10,606
• − Management: −$10,606
• − Depreciation: −$18,880
• Taxable income: $46,077
• Est. tax owed @ 24.0%: −$11,058
• After-tax cash flow: $42,783/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: Stamford Central School District
• NCES district ID: 3628020
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $42,968
• Composite: 34.29/100
• National rank: #10231
• State rank: #675 of 755 in NY

Livability — Stamford

• Score: 67/100
• State rank: #574
• US rank: #10332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, NY
• Population (ZIP): 2,257

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 368.4492
• 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

+807.7% since first listed

4 events — show timeline

• 2026-01-12 Listed $649,000 Global MLS
• 2021-09-12 Listed $500,000 UNYREIS
• 2021-05-24 Listed $500,000 UNYREIS
• 2002-08-06 Sold (Public Records) $71,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $6,808 · +3.0% YoY. Source: county tax records.