19 Truesdell Rd · Prattsville, NY 12452

$89,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 249 Days on market

Built 1900 1.50 ac lot ↓ 22% since listing

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Why this score? — see what drove the C+ 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charmingly beautiful one bedroom School House circa 1900 is a rare find and a tremendous opportunity for a breath of fresh air in the country. Lovely 1.5 acres in Lexington surrounded by scenic farmland. A sweet creek runs along one side of the property with it's pretty tinkling sounds. Bigger then it looks, this offers the potential for a small cottage with kitchen, bathroom, living area. Sunlit filled windows with four exceptional 6 foot windows showcasing the living area. Ceilings are about 10 feet high adding to the light filled room. Avion mobile home on the property which is included in the sale. .An advance appointment is a must, please do not go on the the property without one. CASH PURCHASE ONLY - being sold AS IS.

Key facts

• One bedroom
• 1.5 acres
• Scenic farmland

Tags

• ONE BEDROOM
• 1.5 ACRES
• SCENIC FARMLAND
• SUNLIT FILLED WINDOWS
• 10 FEET HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.5% in Prattsville — 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 53/100 on livability (#1,160 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B+; Watch: schools F, crime D-, amenities F.
• Hunter-Tannersville Central School District (rural): math 55% / reading 50% proficiency, ranked #425 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 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 $3k of equity ($615 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 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: 1.10% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 1.69×
• Total profit: $17,194
• Equity at exit: $40,018

10-year hold

• IRR: 14.2%
• Equity multiple: 3.10×
• Total profit: $52,285
• Equity at exit: $61,673

Cash invested: $24,920 (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 12452

• Active inventory: 16
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $101

Break-even live

Break-even rent $847

Max offer price $89,000

Occupancy floor 85%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,000 Active 249 DOM
2. 2026-06-18
   days on market $89,000 Active 248 DOM
3. 2026-06-18
   price $89,000 Active 247 DOM
4. 2026-06-17
   days on market $109,000 Active 247 DOM
5. 2026-06-16
   days on market $109,000 Active 246 DOM
6. 2026-06-15
   days on market $109,000 Active 245 DOM
7. 2026-06-14
   days on market $109,000 Active 243 DOM
8. 2026-06-12
   days on market $109,000 Active 242 DOM
9. 2026-06-09
   days on market $109,000 Active 239 DOM
10. 2026-06-08
    days on market $109,000 Active 238 DOM
11. 2026-06-07
    days on market $109,000 Active 237 DOM
12. 2026-06-05
    days on market $109,000 Active 234 DOM
13. 2026-06-03
    days on market $109,000 Active 233 DOM
14. 2026-06-02
    days on market $109,000 Active 232 DOM
15. 2026-06-01
    days on market $109,000 Active 231 DOM
16. 2026-05-31
    days on market $109,000 Active 230 DOM
17. 2026-05-30
    days on market $109,000 Active 229 DOM
18. 2026-03-18
    price $109,000 738-char remark

    Show marketing remark (738 chars)

    This charmingly beautiful one bedroom School House circa 1900 is a rare find and a tremendous opportunity for a breath of fresh air in the country. Lovely 1.5 acres in Lexington surrounded by scenic farmland. A sweet creek runs along one side of the property with it's pretty tinkling sounds. Bigger then it looks, this offers the potential for a small cottage with kitchen, bathroom, living area. Sunlit filled windows with four exceptional 6 foot windows showcasing the living area. Ceilings are about 10 feet high adding to the light filled room. Avion mobile home on the property which is included in the sale. .An advance appointment is a must, please do not go on the the property without one. CASH PURCHASE ONLY - being sold AS IS.

19. 2025-10-13
    listed $139,000 Active 738-char remark

    Show marketing remark (738 chars)

    This charmingly beautiful one bedroom School House circa 1900 is a rare find and a tremendous opportunity for a breath of fresh air in the country. Lovely 1.5 acres in Lexington surrounded by scenic farmland. A sweet creek runs along one side of the property with it's pretty tinkling sounds. Bigger then it looks, this offers the potential for a small cottage with kitchen, bathroom, living area. Sunlit filled windows with four exceptional 6 foot windows showcasing the living area. Ceilings are about 10 feet high adding to the light filled room. Avion mobile home on the property which is included in the sale. .An advance appointment is a must, please do not go on the the property without one. CASH PURCHASE ONLY - being sold AS IS.

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$158/yr (+$13/mo · 13.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥83°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: $11,698
• − Mortgage interest: −$4,985
• − Property taxes: −$1,188
• − Insurance: −$1,242
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,589
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,253/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: Hunter-Tannersville Central School District
• NCES district ID: 3615060
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,719
• Composite: 46.19/100
• National rank: #5442
• State rank: #425 of 755 in NY

Livability — Prattsville

• Score: 53/100
• State rank: #1160
• US rank: #24537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 33

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Subsaharan African 85% Lithuanian 15%
• Foreign-born: 85%
• Languages at home: 15% English-only · Russian/Polish/Slavic 85%

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: —
• Current HPI: —
• 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

-21.6% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $109,000 HVCRMLS
• 2025-10-13 Listed $139,000 HVCRMLS

Property tax history

+1.7%/yr

Latest (2025): $1,188 · +4.9% YoY. Source: county tax records.