274 Brooksburg Rd #35 · Windham, NY 12496

$429,777

4 bd · 3.0 ba · 2,058 sqft · Townhouse · 16 Days on market

Built 1992 Good condition 871 sqft lot $600/mo HOA · 7% of rent

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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
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to Crystal Pond at Windham! This wonderful townhome is perfect for that weekend getaway, Winter resort home, or year round living, and has great potential for a short term rental. It comes ''fully furnished'' and ready to use! Offering Three sprawling floors of living space, 4-5 bedrooms and 3 Full baths! This beautiful town home has a great working kitchen w/ granite counters & large breakfast bar, full dining room, a cozy family room w/ wood burning fireplace (new chimney & firebox), access to the large private deck for grilling, relaxing and entertaining. The association offers an inground community pool and for the snow boarders/skiers, a shuttle service right to Wi

Key facts

• Private deck
• Working kitchen
• Large breakfast bar

Tags

• WORKING KITCHEN
• GRANITE COUNTERS
• LARGE BREAKFAST BAR
• PRIVATE DECK
• INGROUND COMMUNITY POOL
• SHUTTLE SERVICE

Property features AI

Finance

• Other: Association amenities include parking, recreation facilities, trash and water
• Financial info: Annual tax information available (not included per instructions)
• HOA & community: Homeowners association with monthly fee ($600/month); HOA covers maintenance of grounds, snow removal, sewer, trash and water; Community pool and recreation facilities, parking and trash included

Exterior

• Parking: Driveway; Gravel parking; Off‑street parking; Parking lot
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; 200+ amp electrical service with 220 volts and circuit breakers; Cable available and connected; Phone available; Electricity, water, and sewer connected
• Home design: Townhouse; Residential property; Attached unit; Entry at 1st rear; Three or more levels; Faces multiple orientations (views noted)
• Construction: Vinyl siding; Asphalt shingle roof; Block and slab foundation; Built as townhouse (year built not provided)
• Exterior features: Exterior lighting; Deck; Has views; Lot is level to sloped

Interior

• Kitchen: Dishwasher; Free‑standing electric range / Range; Microwave; Refrigerator; Breakfast bar; Granite counters
• Bedrooms: Total rooms: 10 (includes bedrooms and other living spaces)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Fireplace heating (wood burning); Window air conditioning units
• Interior features: Breakfast bar; Cathedral ceilings; Granite counters; High ceilings; High‑speed internet; Open floorplan; Storage; Insulated double‑pane windows with blinds and window treatments; Living room wood‑burning fireplace
• Laundry & utility: Washer/Dryer included; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $430k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $430k).
• Recommended offer: $423k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.4% 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: 141 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 $25k of equity ($3k loan paydown + $22k appreciation (5.1% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $120k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Recommended offer $423,330 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.98% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.32%
• DSCR: 2.39
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 3.50×
• Total profit: $300,980
• Equity at exit: $245,013

10-year hold

• IRR: 38.6%
• Equity multiple: 7.13×
• Total profit: $737,304
• Equity at exit: $424,076

Cash invested: $120,338 (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 12496

• Home prices YoY: 1.2%
• Active inventory: 141
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $8,495 medium
• Mortgage (P&I): −$2,254
• Tax est. 1.5%: −$537 /mo · $6,447/yr
• Insurance: −$179
• HOA: −$600
• Vacancy / Maint / Mgmt: −$1,784
• Net cashflow: $3,141

Break-even live

Break-even rent $4,519

Max offer price $429,777

Occupancy floor 58%

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: $107,444
• Closing costs: $12,893
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Maplecrest Rd Hensonville, NY	5.0	2.5	3000	$8,495	$2.83	23d	1	1.31mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-18
   days on market $429,777 Active 16 DOM
2. 2026-06-17
   days on market $429,777 Active 15 DOM
3. 2026-06-16
   days on market $429,777 Active 14 DOM
4. 2026-06-15
   days on market $429,777 Active 13 DOM
5. 2026-06-13
   days on market $429,777 Active 11 DOM
6. 2026-06-12
   days on market $429,777 Active 10 DOM
7. 2026-06-09
   days on market $429,777 Active 7 DOM
8. 2026-06-08
   days on market $429,777 Active 6 DOM
9. 2026-06-07
   days on market $429,777 Active 5 DOM
10. 2026-06-07
    days on market $429,777 Active 4 DOM
11. 2026-06-03
    listing id $429,777 Active 1 DOM
12. 2026-06-02
    remarks 691-char remark
13. 2026-06-02
    listed $429,777 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $101,940
• − Mortgage interest: −$24,074
• − Property taxes: −$6,447
• − Insurance: −$2,149
• − Repairs & maintenance: −$8,155
• − Management: −$8,155
• − HOA: −$7,200
• − Depreciation: −$12,503
• Taxable income: $33,257
• Est. tax owed @ 24.0%: −$7,982
• After-tax cash flow: $29,710/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This fully furnished townhome is in good condition with a good condition score of 80. It has a good roof, exterior, and interior, and is ready for a potential buyer or renter. The home has a private deck and a well-maintained landscaping, which can be further enhanced with some painting and landscaping improvements.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase the home's value
• Rental Landscaping improvements — Attracts more renters and enhances the property's rental value
• Both Deck maintenance and cleaning — Maintains the deck's functionality and enhances the home's overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can increase the home's value ↑
• Rental Landscaping improvements — Attracts more renters and enhances the property's rental value ↑
• Both Deck maintenance and cleaning — Maintains the deck's functionality and enhances the home's overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 1,241

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 (84%)
• Race & ethnicity: White 84% Two or more races 5% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Hispanic 4% Lithuanian 3%
• Foreign-born: 18% · Canada
• Languages at home: 75% English-only · Russian/Polish/Slavic 10% French/Haitian/Cajun 7% Other Indo-European 4%

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: ▲ 5.06%
• Current HPI: 425.2138
• 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

• 2026-06-02 Listed $429,777 HVCRMLS