1504 Red Mill Rd · Greenville, NY 12083

$99,000

2 bd · 1.0 ba · 435 sqft · SingleFamily public records · 80 Days on market

Built 1950 2.10 ac lot

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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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to a rare opportunity in the heart of Greenville, NY—a charming country property offering privacy, potential, and the peaceful lifestyle today’s buyers are chasing. Situated on scenic Red Mill Road, this property is surrounded by the natural beauty and rolling landscapes that define the Hudson Valley. Whether you’re looking for a full-time residence, weekend retreat, or investment opportunity, this home delivers a strong foundation with room to make it your own. Classified as residential and/or commercial zoning, this property offers a cozy footprint with functional living space, ideal for buyers seeking simplicity, affordability, or a renovation project to unlock additional value. The setting is the true standout—quiet, rural, and surrounded by nature, providing the kind of tranquility that’s increasingly hard to find. This property is also Creekside which is stocked with Brown Trout! Enjoy easy access to local amenities while still feeling tucked away from it all. Just a short drive brings you to the center of Greenville, with convenient access to nearby towns and major routes for commuting or weekend getaways. If you’ve been searching for an entry point into the Hudson Valley market, a downsizing option, or a property with upside potential, this is one you won’t want to miss. Priced to sell!!

Key facts

• 2.1 acre lot
• Built 1950
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#713 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Greenville Central School District (rural): math 48% / reading 55% proficiency, ranked #338 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scott M Ellis Elementary School (math 47% / reading 52%, grade D, #1,085 of 2,108 statewide, top 56%, 492 students, 37% FRL); Greenville Middle School (math 27% / reading 52%, grade F, #418 of 729 statewide, top 59%, 229 students, 38% FRL); Greenville High School (math 87% / reading 90%, grade A, #294 of 1,100 statewide, top 27%, 359 students, 29% FRL).
• Market conditions: 32 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 $11k of equity ($684 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $99k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.37% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.72%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $72,114
• Equity at exit: $89,187

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $198,285
• Equity at exit: $192,335

Cash invested: $27,720 (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 12083

• Home prices YoY: 16.0%
• Active inventory: 32
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$171 /mo · $2,046/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $284

Break-even live

Break-even rent $996

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $340	-5% $312	+0% $284	+5% $256	+10% $228
Rent	-10% $177	-5% $231	+0% $284	+5% $338	+10% $391
Rate	-1.0pp $334	-0.5pp $310	base $284	+0.5pp $259	+1.0pp $233

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $99,000 Active 80 DOM
2. 2026-06-21
   days on market $99,000 Active 79 DOM
3. 2026-06-18
   days on market $99,000 Active 77 DOM
4. 2026-06-17
   days on market $99,000 Active 76 DOM
5. 2026-06-16
   days on market $99,000 Active 75 DOM
6. 2026-06-15
   days on market $99,000 Active 74 DOM
7. 2026-06-13
   days on market $99,000 Active 72 DOM
8. 2026-06-12
   days on market $99,000 Active 71 DOM
9. 2026-06-09
   days on market $99,000 Active 68 DOM
10. 2026-06-08
    days on market $99,000 Active 67 DOM
11. 2026-06-07
    days on market $99,000 Active 66 DOM
12. 2026-06-07
    days on market $99,000 Active 65 DOM
13. 2026-06-04
    days on market $99,000 Active 62 DOM
14. 2026-06-02
    days on market $99,000 Active 61 DOM
15. 2026-06-01
    days on market $99,000 Active 60 DOM
16. 2026-05-31
    days on market $99,000 Active 59 DOM
17. 2026-05-16
    price $99,000 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to a rare opportunity in the heart of Greenville, NY—a charming country property offering privacy, potential, and the peaceful lifestyle today’s buyers are chasing. Situated on scenic Red Mill Road, this property is surrounded by the natural beauty and rolling landscapes that define the Hudson Valley. Whether you’re looking for a full-time residence, weekend retreat, or investment opportunity, this home delivers a strong foundation with room to make it your own. Classified as residential and/or commercial zoning, this property offers a cozy footprint with functional living space, ideal for buyers seeking simplicity, affordability, or a renovation project to unlock additional value. The setting is the true standout—quiet, rural, and surrounded by nature, providing the kind of tranquility that’s increasingly hard to find. This property is also Creekside which is stocked with Brown Trout! Enjoy easy access to local amenities while still feeling tucked away from it all. Just a short drive brings you to the center of Greenville, with convenient access to nearby towns and major routes for commuting or weekend getaways. If you’ve been searching for an entry point into the Hudson Valley market, a downsizing option, or a property with upside potential, this is one you won’t want to miss. Priced to sell!!

18. 2026-05-12
    price $125,000 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to a rare opportunity in the heart of Greenville, NY—a charming country property offering privacy, potential, and the peaceful lifestyle today’s buyers are chasing. Situated on scenic Red Mill Road, this property is surrounded by the natural beauty and rolling landscapes that define the Hudson Valley. Whether you’re looking for a full-time residence, weekend retreat, or investment opportunity, this home delivers a strong foundation with room to make it your own. Classified as residential and/or commercial zoning, this property offers a cozy footprint with functional living space, ideal for buyers seeking simplicity, affordability, or a renovation project to unlock additional value. The setting is the true standout—quiet, rural, and surrounded by nature, providing the kind of tranquility that’s increasingly hard to find. This property is also Creekside which is stocked with Brown Trout! Enjoy easy access to local amenities while still feeling tucked away from it all. Just a short drive brings you to the center of Greenville, with convenient access to nearby towns and major routes for commuting or weekend getaways. If you’ve been searching for an entry point into the Hudson Valley market, a downsizing option, or a property with upside potential, this is one you won’t want to miss. Priced to sell!!

19. 2026-05-11
    price $99,000 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to a rare opportunity in the heart of Greenville, NY—a charming country property offering privacy, potential, and the peaceful lifestyle today’s buyers are chasing. Situated on scenic Red Mill Road, this property is surrounded by the natural beauty and rolling landscapes that define the Hudson Valley. Whether you’re looking for a full-time residence, weekend retreat, or investment opportunity, this home delivers a strong foundation with room to make it your own. Classified as residential and/or commercial zoning, this property offers a cozy footprint with functional living space, ideal for buyers seeking simplicity, affordability, or a renovation project to unlock additional value. The setting is the true standout—quiet, rural, and surrounded by nature, providing the kind of tranquility that’s increasingly hard to find. This property is also Creekside which is stocked with Brown Trout! Enjoy easy access to local amenities while still feeling tucked away from it all. Just a short drive brings you to the center of Greenville, with convenient access to nearby towns and major routes for commuting or weekend getaways. If you’ve been searching for an entry point into the Hudson Valley market, a downsizing option, or a property with upside potential, this is one you won’t want to miss. Priced to sell!!

20. 2026-04-03
    listed $125,000 Active 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to a rare opportunity in the heart of Greenville, NY—a charming country property offering privacy, potential, and the peaceful lifestyle today’s buyers are chasing. Situated on scenic Red Mill Road, this property is surrounded by the natural beauty and rolling landscapes that define the Hudson Valley. Whether you’re looking for a full-time residence, weekend retreat, or investment opportunity, this home delivers a strong foundation with room to make it your own. Classified as residential and/or commercial zoning, this property offers a cozy footprint with functional living space, ideal for buyers seeking simplicity, affordability, or a renovation project to unlock additional value. The setting is the true standout—quiet, rural, and surrounded by nature, providing the kind of tranquility that’s increasingly hard to find. This property is also Creekside which is stocked with Brown Trout! Enjoy easy access to local amenities while still feeling tucked away from it all. Just a short drive brings you to the center of Greenville, with convenient access to nearby towns and major routes for commuting or weekend getaways. If you’ve been searching for an entry point into the Hudson Valley market, a downsizing option, or a property with upside potential, this is one you won’t want to miss. Priced to sell!!

21. 2026-04-02
    historical $125,000 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to a rare opportunity in the heart of Greenville, NY—a charming country property offering privacy, potential, and the peaceful lifestyle today’s buyers are chasing. Situated on scenic Red Mill Road, this property is surrounded by the natural beauty and rolling landscapes that define the Hudson Valley. Whether you’re looking for a full-time residence, weekend retreat, or investment opportunity, this home delivers a strong foundation with room to make it your own. Classified as residential and/or commercial zoning, this property offers a cozy footprint with functional living space, ideal for buyers seeking simplicity, affordability, or a renovation project to unlock additional value. The setting is the true standout—quiet, rural, and surrounded by nature, providing the kind of tranquility that’s increasingly hard to find. This property is also Creekside which is stocked with Brown Trout! Enjoy easy access to local amenities while still feeling tucked away from it all. Just a short drive brings you to the center of Greenville, with convenient access to nearby towns and major routes for commuting or weekend getaways. If you’ve been searching for an entry point into the Hudson Valley market, a downsizing option, or a property with upside potential, this is one you won’t want to miss. Priced to sell!!

22. 2022-02-17
    soldstatus $65,000
23. 2022-01-27
    soldstatus $65,000 541-char remark

    Show marketing remark (541 chars)

    Fixer upper on 2.1 acres on scenic and serene Basic Creek which is stocked by NYS yearly! This home is a cash only or rehab loan as house needs extensive work. Zoned both residential and commercial, this house/property provides endless opportunities!! New roof in 2017! Update and repair the current structure or tear down and start fresh and enjoy your creek front property!! Two driveways on the property - the one on red mill road which accesses the house and the one on Route 81 which accesses the land. Sold as is -- Fair Condition

24. 2021-11-26
    historical
25. 2021-11-18
    listed $65,000 541-char remark

    Show marketing remark (541 chars)

    Fixer upper on 2.1 acres on scenic and serene Basic Creek which is stocked by NYS yearly! This home is a cash only or rehab loan as house needs extensive work. Zoned both residential and commercial, this house/property provides endless opportunities!! New roof in 2017! Update and repair the current structure or tear down and start fresh and enjoy your creek front property!! Two driveways on the property - the one on red mill road which accesses the house and the one on Route 81 which accesses the land. Sold as is -- Fair Condition

26. 2021-08-25
    listed $69,000

ⓘ 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: $2,046 · $171/mo
• Projected year-2 tax: $2,046 · $171/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,266
• − Mortgage interest: −$5,546
• − Property taxes: −$2,046
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,880
• Taxable income: $2,030
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $2,925/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: Greenville Central School District
• NCES district ID: 3612870
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 55% ▲ 16.00%
• Median HH income: $58,430
• Composite: 44.81/100
• National rank: #2740
• State rank: #338 of 590 in NY

Livability — Greenville

• Score: 65/100
• State rank: #713
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,648
• Population (ZIP): 3,648

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Asian 3% Two or more races 2%
• Common ancestry: Slovak 5% Romanian 5% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Other Indo-European 1%

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: ▲ 52.23%
• Current HPI: 378.8518
• 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

+43.5% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $125,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-17 Sold (Public Records) $65,000 Public Records
• 2022-01-27 Sold (MLS) $65,000 Global MLS
• 2021-11-26 Listing Removed — Global MLS
• 2021-11-18 Listed $65,000 Global MLS
• 2021-08-25 Listed $69,000 Global MLS

Property tax history

+1.8%/yr

Latest (2025): $2,046 · +1.9% YoY. Source: county tax records.