149 Peck Rd · Windham, NY 12496

$595,000

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 54 Days on market

Built 1978 5.20 ac lot $385/sqft · 17% below area Est $718k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• Cash flow +6.1/30.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Tucked away in a peaceful, semi-private setting just minutes from Windham Mountain Ski Resort, this distinctive 1978 contemporary offers the perfect blend of rustic charm and modern comfort. With 3 bedrooms, 2.5 baths, and the ability to comfortably sleep 10, this property is ideal as a year-round getaway, investment rental, or full-time residence. Step inside to an inviting open-concept living and dining area, filled with natural light and designed for easy entertaining. A bright and airy sun room provides the perfect spot to relax after a day on the slopes or enjoy the tranquil surroundings in every season. The primary bedroom features a private ensuite half bath, while two additional bedrooms offer ample space for guests. Outside, enjoy the soothing sounds of your own stream, complete with a charming footbridge that adds to the property's unique appeal. Located deep in your woods you'll find a log cabin that could easily be restored! A spacious back deck invites outdoor dining, gatherings, or quiet mornings immersed in nature. This homes classic T1-11 siding enhances its contemporary mountain aesthetic, blending seamlessly with the wooded landscape. Whether your seeking a ski retreat or a serene escape from the everyday, this special property offers comfort, character, and an unbeatable location. Located close to CD Lane park featuring fun activities for the whole family including swimming, picnicking, a playground and more. Several walking trails in the area too including the DEC walking trail just minutes from the home. Don't miss this opportunity to own your slice of the Catskills-schedule your private showing today.

Key facts

• Spacious back deck
• Classic t1-11 siding
• Walking trails

Tags

• BRIGHT AND AIRY SUN ROOM
• PRIVATE ENSUITE HALF BATH
• SPACIOUS BACK DECK
• CLASSIC T1-11 SIDING
• WALKING TRAILS

Property features AI

Exterior

• Parking: Driveway with parking for about 6 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Cesspool sewer; Cable connected
• Home design: Single family residence; Approximately 1,545 living area; Main road frontage of about 239 feet
• Construction: Tex 11 siding; Shingle/asphalt roof; Crawl space foundation
• Exterior features: Deck; Exterior lighting; Shed(s); Stream onsite; Wooded setting; Views; Rock outcropping; Level and sloped areas

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom with ensuite (first floor); Two additional bedrooms (first floor)
• Flooring: Tile; Laminate
• Bathrooms: Two full bathrooms (both first floor); One half bathroom (first floor); Primary bathroom (first floor); Full bathroom includes laundry area
• Heating & cooling: Baseboard heating; Electric heating; Radiant floor heating; Wall cooling unit(s)
• Interior features: High-speed internet available; Solid surface countertops; Atrium door; Skylights
• Laundry & utility: Washer and dryer; Electric water heater; Laundry located in a full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $398k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (46.0% below list).
• Recommended offer: $322k (46.0% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.2% in Windham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 143 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($4k loan paydown + $30k 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.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($577k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $595k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,566 (46.0% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.54% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.05%
• DSCR: 0.64
• GRM: 15.4

CMA / ARV

• ARV (median comp): $718,373
• List price: $595,000
• Delta: -17.17%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Big Hollow Rd	0.54mi	3/2.0	1,344 (-13%)	6mo	$425,000	$316	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.41×
• Total profit: $67,613
• Equity at exit: $339,206

10-year hold

• IRR: 8.5%
• Equity multiple: 2.59×
• Total profit: $264,744
• Equity at exit: $587,107

Cash invested: $166,600 (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: 143
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $3,216 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$290 /mo · $3,482/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-1,118

Break-even live

Break-even rent $4,631

Max offer price $397,512

Occupancy floor —

Sensitivity live

Price	-10% $-781	-5% $-950	+0% $-1,118	+5% $-1,286	+10% $-1,455
Rent	-10% $-1,372	-5% $-1,245	+0% $-1,118	+5% $-991	+10% $-864
Rate	-1.0pp $-818	-0.5pp $-967	base $-1,118	+0.5pp $-1,272	+1.0pp $-1,429

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $595,000 Active 54 DOM
2. 2026-06-21
   days on market $595,000 Active 53 DOM
3. 2026-06-18
   days on market $595,000 Active 51 DOM
4. 2026-06-17
   days on market $595,000 Active 50 DOM
5. 2026-06-16
   days on market $595,000 Active 49 DOM
6. 2026-06-15
   days on market $595,000 Active 48 DOM
7. 2026-06-13
   days on market $595,000 Active 46 DOM
8. 2026-06-12
   days on market $595,000 Active 45 DOM
9. 2026-06-09
   days on market $595,000 Active 42 DOM
10. 2026-06-08
    days on market $595,000 Active 41 DOM
11. 2026-06-07
    days on market $595,000 Active 40 DOM
12. 2026-06-07
    days on market $595,000 Active 39 DOM
13. 2026-06-04
    days on market $595,000 Active 36 DOM
14. 2026-06-02
    days on market $595,000 Active 35 DOM
15. 2026-06-01
    days on market $595,000 Active 34 DOM
16. 2026-05-31
    days on market $595,000 Active 33 DOM
17. 2026-04-28
    listed $595,000 Active 1657-char remark

    Show marketing remark (1652 chars)

    Tucked away in a peaceful, semi-private setting just minutes from Windham Mountain Ski Resort, this distinctive 1978 contemporary offers the perfect blend of rustic charm and modern comfort. With 3 bedrooms, 2.5 baths, and the ability to comfortably sleep 10, this property is ideal as a year-round getaway, investment rental, or full-time residence. Step inside to an inviting open-concept living and dining area, filled with natural light and designed for easy entertaining. A bright and airy sun room provides the perfect spot to relax after a day on the slopes or enjoy the tranquil surroundings in every season. The primary bedroom features a private ensuite half bath, while two additional bedrooms offer ample space for guests. Outside, enjoy the soothing sounds of your own stream, complete with a charming footbridge that adds to the property's unique appeal. Located deep in your woods you'll find a log cabin that could easily be restored! A spacious back deck invites outdoor dining, gatherings, or quiet mornings immersed in nature. This homes classic T1-11 siding enhances its contemporary mountain aesthetic, blending seamlessly with the wooded landscape. Whether your seeking a ski retreat or a serene escape from the everyday, this special property offers comfort, character, and an unbeatable location. Located close to CD Lane park featuring fun activities for the whole family including swimming, picnicking, a playground and more. Several walking trails in the area too including the DEC walking trail just minutes from the home. Don't miss this opportunity to own your slice of the Catskills-schedule your private showing today.

18. 2026-04-28
    listed $595,000 Active 1652-char remark

    Show marketing remark (1652 chars)

    Tucked away in a peaceful, semi-private setting just minutes from Windham Mountain Ski Resort, this distinctive 1978 contemporary offers the perfect blend of rustic charm and modern comfort. With 3 bedrooms, 2.5 baths, and the ability to comfortably sleep 10, this property is ideal as a year-round getaway, investment rental, or full-time residence. Step inside to an inviting open-concept living and dining area, filled with natural light and designed for easy entertaining. A bright and airy sun room provides the perfect spot to relax after a day on the slopes or enjoy the tranquil surroundings in every season. The primary bedroom features a private ensuite half bath, while two additional bedrooms offer ample space for guests. Outside, enjoy the soothing sounds of your own stream, complete with a charming footbridge that adds to the property's unique appeal. Located deep in your woods you'll find a log cabin that could easily be restored! A spacious back deck invites outdoor dining, gatherings, or quiet mornings immersed in nature. This homes classic T1-11 siding enhances its contemporary mountain aesthetic, blending seamlessly with the wooded landscape. Whether your seeking a ski retreat or a serene escape from the everyday, this special property offers comfort, character, and an unbeatable location. Located close to CD Lane park featuring fun activities for the whole family including swimming, picnicking, a playground and more. Several walking trails in the area too including the DEC walking trail just minutes from the home. Don't miss this opportunity to own your slice of the Catskills-schedule your private showing today.

19. 2000-11-22
    soldstatus $140,000

ⓘ 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: $3,482 · $290/mo
• Projected year-2 tax: $6,769 · $564/mo
• Expected delta: +$3,287/yr (+$274/mo · 94.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥84°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $38,588
• − Mortgage interest: −$33,329
• − Property taxes: −$3,482
• − Insurance: −$2,975
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$17,309
• Taxable loss: −$24,681
• Est. tax savings @ 24.0%: +$5,923
• After-tax cash flow: $-7,492/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): 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

+325.0% since first listed

3 events — show timeline

• 2026-04-28 Listed $595,000 HVCRMLS
• 2026-04-28 Listed $595,000 Global MLS
• 2000-11-22 Sold (Public Records) $140,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,482 · +4.6% YoY. Source: county tax records.