4 Picadilly Ct · Rock Hill, NY 12775

$334,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 29 Days on market

Built 1971 0.40 ac lot $230/sqft · 12% below area Est $381k · 12% under $153/mo HOA · 6% of rent

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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 +13.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Beautiful Emerald Green in the Catskill features Expansive Ranch in a child safe Cul de Sac on .39 Acres Features 3 Bedrooms 2 full baths with a large bright family room with many windows and skylights for natural sunlight. Beautiful hardwood floors threw out home. Large basement with walkout and windows that can be finished for added space. Home needs some TLC but a diamond in the rough. The community features a new pool, a new tennis court, a new gym, a club house and only minutes from Monticello,New Catskill Casino,Restaurants fishing,boating etc.and recreational parks nearby. Less then 1-1/2 hour from NYC. also Train,Airport within a hour away Additional Information: Amenities:Tennis,

Key facts

• New paved driveway
• Newer appliances
• New water heater

Tags

• ONE LEVEL LIVING
• UPDATED BATHROOMS
• NEWER APPLIANCES
• NEW WATER HEATER
• NEWER MINI-SPLIT SYSTEM
• NEW PAVED DRIVEWAY

Property features AI

Finance

• HOA & community: Part of The Emerald Green Property Owners Association; Annual association fee with amenities: clubhouse, park, pool, recreation facilities, tennis courts; Association fee: $1,831 annually (includes common area maintenance and pool service); Additional special assessment fee: $725 (frequency: see remarks)

Exterior

• Parking: Driveway with parking for 5 cars; No carport
• Utilities: Public sewer; Electric service provided by NYSEG; Private trash collection
• Home design: Single-family residence; Actual property condition
• Construction: Frame construction with wood siding
• Exterior features: Backyard; Cul-de-sac lot; Private setting; Backyard fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Freezer; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bedrooms total: 6 (includes first-floor bedroom)
• Flooring: Hardwood floors; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Ductless cooling; Other heating (see remarks)
• Interior features: First-floor bedroom; First-floor full bath; Beamed ceilings; Breakfast bar; Eat-in kitchen; Kitchen island; Open floorplan; Open kitchen; Primary bathroom; Full unfinished walk-out basement; Pull-down attic stairs
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (25.4% below list).
• Recommended offer: $224k (33.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.6% in Rock Hill — 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 69/100 on livability (#478 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monticello Central School District (town): math 29% / reading 30% proficiency, ranked #577 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Emma C Chase School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 228 students, 57% FRL); Robert J Kaiser Middle School (math 7% / reading 35%, grade F, #661 of 729 statewide, top 91%, 595 students, 66% FRL); Monticello High School (math 82% / reading 34%, grade C, #879 of 1,100 statewide, top 80%, 844 students, 63% FRL).
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $176k; list at $335k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $224,003 (33.1% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 11.2

CMA / ARV

• ARV (median comp): $381,307
• List price: $334,900
• Delta: -12.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Crescent Vw	0.73mi	3/2.5	1,466 (+1%)	2mo	$290,000	$198	61
33 High View Ter	0.33mi	3/2.0	1,359 (-7%)	18mo	$301,000	$221	58
26 Straight Path	0.44mi	3/2.0	1,320 (-9%)	11mo	$470,000	$356	55
62 Picadilly Cir	0.09mi	3/2.5	1,664 (+14%)	22mo	$535,000	$322	52
394 Lake Louise Marie Rd	0.48mi	4/3.0 (+1)	1,539 (+6%)	11mo	$366,000	$238	50
44 Straight Path	0.45mi	3/2.0	1,264 (-13%)	20mo	$255,000	$202	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $142,628
• Equity at exit: $301,704

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $451,885
• Equity at exit: $650,637

Cash invested: $93,772 (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 12775

• Home prices YoY: 2.6%
• Active inventory: 62
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$554 /mo · $6,648/yr
• Insurance: −$140
• HOA: −$153
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-628

Break-even live

Break-even rent $3,295

Max offer price $224,003

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-533	+0% $-628	+5% $-723	+10% $-817
Rent	-10% $-825	-5% $-727	+0% $-628	+5% $-529	+10% $-430
Rate	-1.0pp $-459	-0.5pp $-543	base $-628	+0.5pp $-715	+1.0pp $-803

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Norfolk Ct Rock Hill, NY	4.0	2.0	1726	$2,500	$1.45	45d	1	0.70mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-07
   statusdays on market $334,900 Pending 29 DOM
2. 2026-06-03
   days on market $334,900 Active 27 DOM
3. 2026-06-02
   days on market $334,900 Active 26 DOM
4. 2026-06-01
   days on market $334,900 Active 25 DOM
5. 2026-05-31
   days on market $334,900 Active 24 DOM
6. 2026-05-31
   days on market $334,900 Active 23 DOM
7. 2026-05-07
   listed $334,900 Active 1994-char remark
8. 2021-02-17
   soldstatus $176,000
9. 2020-12-28
   soldstatus $176,000 Closed 699-char remark

   Show marketing remark (699 chars)

   Beautiful Emerald Green in the Catskill features Expansive Ranch in a child safe Cul de Sac on .39 Acres Features 3 Bedrooms 2 full baths with a large bright family room with many windows and skylights for natural sunlight. Beautiful hardwood floors threw out home. Large basement with walkout and windows that can be finished for added space. Home needs some TLC but a diamond in the rough. The community features a new pool, a new tennis court, a new gym, a club house and only minutes from Monticello,New Catskill Casino,Restaurants fishing,boating etc.and recreational parks nearby. Less then 1-1/2 hour from NYC. also Train,Airport within a hour away Additional Information: Amenities:Tennis,

10. 2020-08-04
    listed $169,900 Active 699-char remark

    Show marketing remark (699 chars)

    Beautiful Emerald Green in the Catskill features Expansive Ranch in a child safe Cul de Sac on .39 Acres Features 3 Bedrooms 2 full baths with a large bright family room with many windows and skylights for natural sunlight. Beautiful hardwood floors threw out home. Large basement with walkout and windows that can be finished for added space. Home needs some TLC but a diamond in the rough. The community features a new pool, a new tennis court, a new gym, a club house and only minutes from Monticello,New Catskill Casino,Restaurants fishing,boating etc.and recreational parks nearby. Less then 1-1/2 hour from NYC. also Train,Airport within a hour away Additional Information: Amenities:Tennis,

11. 2016-02-01
    soldstatus $75,000

    Show marketing remark (520 chars)

    * * Multiple offer situation. Seller requesting highest, best and final offers by 12/16/15 10AM. Required multiple offer form attached to listing. * * Spacious 3BR, 2 Bath home in Rock Hill - very private. Owner occupant MUST complete two attached forms when presenting offers. Sold as-is. Buyer to pay NYS Transfer Tax. Offers with financing must be accompanied by pre-qual letter; cash offers with proof of funds. * * Please see agent remarks for access, showing instructions and offer presentation remarks. * *

12. 2016-02-01
    soldstatus $75,000

    Show marketing remark (520 chars)

    * * Multiple offer situation. Seller requesting highest, best and final offers by 12/16/15 10AM. Required multiple offer form attached to listing. * * Spacious 3BR, 2 Bath home in Rock Hill - very private. Owner occupant MUST complete two attached forms when presenting offers. Sold as-is. Buyer to pay NYS Transfer Tax. Offers with financing must be accompanied by pre-qual letter; cash offers with proof of funds. * * Please see agent remarks for access, showing instructions and offer presentation remarks. * *

13. 2015-12-21
    historical

    Show marketing remark (520 chars)

    * * Multiple offer situation. Seller requesting highest, best and final offers by 12/16/15 10AM. Required multiple offer form attached to listing. * * Spacious 3BR, 2 Bath home in Rock Hill - very private. Owner occupant MUST complete two attached forms when presenting offers. Sold as-is. Buyer to pay NYS Transfer Tax. Offers with financing must be accompanied by pre-qual letter; cash offers with proof of funds. * * Please see agent remarks for access, showing instructions and offer presentation remarks. * *

14. 2015-08-17
    listed $74,900

    Show marketing remark (520 chars)

    * * Multiple offer situation. Seller requesting highest, best and final offers by 12/16/15 10AM. Required multiple offer form attached to listing. * * Spacious 3BR, 2 Bath home in Rock Hill - very private. Owner occupant MUST complete two attached forms when presenting offers. Sold as-is. Buyer to pay NYS Transfer Tax. Offers with financing must be accompanied by pre-qual letter; cash offers with proof of funds. * * Please see agent remarks for access, showing instructions and offer presentation remarks. * *

15. 2015-08-17
    listed $74,900

    Show marketing remark (520 chars)

    * * Multiple offer situation. Seller requesting highest, best and final offers by 12/16/15 10AM. Required multiple offer form attached to listing. * * Spacious 3BR, 2 Bath home in Rock Hill - very private. Owner occupant MUST complete two attached forms when presenting offers. Sold as-is. Buyer to pay NYS Transfer Tax. Offers with financing must be accompanied by pre-qual letter; cash offers with proof of funds. * * Please see agent remarks for access, showing instructions and offer presentation remarks. * *

16. 2005-12-23
    soldstatus $209,000
17. 1997-05-01
    soldstatus $85,000
18. 1984-11-07
    soldstatus $57,500

ⓘ 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: $6,648 · $554/mo
• Projected year-2 tax: $6,648 · $554/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$18,760
• − Property taxes: −$6,648
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$1,836
• − Depreciation: −$9,743
• Taxable loss: −$13,460
• Est. tax savings @ 24.0%: +$3,230
• After-tax cash flow: $-4,303/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: Monticello Central School District
• NCES district ID: 3619740
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $44,696
• Composite: 25.28/100
• National rank: #7491
• State rank: #577 of 590 in NY

Livability — Rock Hill

• Score: 69/100
• State rank: #478
• US rank: #8452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, NY
• City population: 2,661
• Population (ZIP): 2,661

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Italian 4% Scotch-Irish 4%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.12%
• Current HPI: 437.7751
• 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

+482.4% since first listed

13 events — show timeline

• 2026-06-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $334,900 OneKey® MLS as Distributed by MLS Grid
• 2021-02-17 Sold (Public Records) $176,000 Public Records
• 2020-12-28 Sold (MLS) $176,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-04 Listed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2016-02-01 Sold (MLS) $75,000 OneKey® MLS as Distributed by MLS Grid
• 2016-02-01 Sold (MLS) $75,000 HGMLS
• 2015-12-21 Delisted — HGMLS
• 2015-08-17 Listed $74,900 OneKey® MLS as Distributed by MLS Grid
• 2015-08-17 Listed $74,900 HGMLS
• 2005-12-23 Sold (Public Records) $209,000 Public Records
• 1997-05-01 Sold (Public Records) $85,000 Public Records
• 1984-11-07 Sold (Public Records) $57,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $6,648 · +5.1% YoY. Source: county tax records.