118 Old Roosa Gap Rd · Bloomingburg, NY 12721

$579,000

4 bd · 2.0 ba · 2,533 sqft · MultiFamily public records · 73 Days on market

Built 1920 7.20 ac lot ↓ 19% since listing

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex 2 units Multi Family Home Pine Bush Schools Private Multi-Family Retreat on 7+ Acres multi-family farmhouse nestled on over 7 serene acres in Bloomingburg. This property features two spacious units, needs work, a spring-fed pond, and expansive grounds offering privacy, natural beauty, and endless potential. Located in the Pine Bush School District, it's ideal for extended family living, rental income, or a peaceful country escape. This home is sold as is.

Key facts

• Spring-fed pond
• Expansive grounds
• 7.2 acre lot

Tags

• PRIVATE MULTI-FAMILY RETREAT
• SPRING-FED POND
• EXPANSIVE GROUNDS
• PINE BUSH SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $579k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive. Per door: $71/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $540k (6.7% below list).
• Recommended offer: $540k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Bloomingburg — 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 49/100 on livability (#1,175 in NY) — a working-class tenant base; expect higher turnover. Watch: cost of living D+, housing D+, crime F.
• Pine Bush Central School District (rural): math 38% / reading 45% proficiency, ranked #468 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Bush Senior High School (math 92% / reading 67%, grade A-, #518 of 1,100 statewide, top 51%, 1,615 students, 56% FRL) — zoned schools average 56% FRL vs 29% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 42% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the Pine Bush Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 83 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

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($544k) 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $540,000 (6.7% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 8.9

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-84,611
• Equity at exit: $86,331

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-61,381
• Equity at exit: $50,061

Cash invested: $162,120 (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 12721

• Home prices YoY: -2.1%
• Active inventory: 83
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $5,400 medium
• Mortgage (P&I): −$3,036
• Tax from tax record: −$846 /mo · $10,155/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $142

Break-even live

Break-even rent $5,220

Max offer price $579,000

Occupancy floor 92%

Sensitivity live

Price	-10% $470	-5% $306	+0% $142	+5% $-22	+10% $-186
Rent	-10% $-284	-5% $-71	+0% $142	+5% $355	+10% $569
Rate	-1.0pp $434	-0.5pp $289	base $142	+0.5pp $-8	+1.0pp $-160

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,400
Total (2 units)			$5,400

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Evergreen Ln Bloomingburg, NY	5.0	3.0	2500	$2,800	$1.12	45d	1	0.98mi

Listing history 27 events

1. 2026-06-22
   days on market $579,000 Active 73 DOM
2. 2026-06-18
   days on market $579,000 Active 70 DOM
3. 2026-06-17
   days on market $579,000 Active 69 DOM
4. 2026-06-16
   days on market $579,000 Active 68 DOM
5. 2026-06-15
   days on market $579,000 Active 67 DOM
6. 2026-06-14
   days on market $579,000 Active 65 DOM
7. 2026-06-10
   days on market $579,000 Active 62 DOM
8. 2026-06-09
   days on market $579,000 Active 61 DOM
9. 2026-06-08
   days on market $579,000 Active 60 DOM
10. 2026-06-07
    pricedays on market $579,000 Active 59 DOM
11. 2026-06-05
    days on market $589,900 Active 56 DOM
12. 2026-06-03
    days on market $589,900 Active 55 DOM
13. 2026-06-02
    days on market $589,900 Active 54 DOM
14. 2026-06-01
    days on market $589,900 Active 53 DOM
15. 2026-05-31
    days on market $589,900 Active 52 DOM
16. 2026-05-30
    days on market $589,900 Active 51 DOM
17. 2026-04-09
    listed $589,900 Active 469-char remark

    Show marketing remark (469 chars)

    Duplex 2 units Multi Family Home Pine Bush Schools Private Multi-Family Retreat on 7+ Acres multi-family farmhouse nestled on over 7 serene acres in Bloomingburg. This property features two spacious units, needs work, a spring-fed pond, and expansive grounds offering privacy, natural beauty, and endless potential. Located in the Pine Bush School District, it's ideal for extended family living, rental income, or a peaceful country escape. This home is sold as is.

18. 2026-03-31
    historical
19. 2026-02-06
    price $595,000
20. 2025-12-16
    price $672,500
21. 2025-11-28
    price $675,000
22. 2025-11-09
    price $689,000
23. 2025-10-04
    listed $725,000 Active
24. 2025-09-29
    price $725,000
25. 2025-09-21
    historical
26. 2025-09-18
    historical
27. 2025-09-17
    historical

ⓘ 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: $10,155 · $846/mo
• Projected year-2 tax: $10,155 · $846/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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $64,800
• − Mortgage interest: −$32,433
• − Property taxes: −$10,155
• − Insurance: −$2,895
• − Repairs & maintenance: −$5,184
• − Management: −$5,184
• − Depreciation: −$16,844
• Taxable loss: −$7,894
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $3,601/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: Pine Bush Central School District
• NCES district ID: 3623010
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $72,525
• Composite: 37.87/100
• National rank: #4324
• State rank: #468 of 590 in NY

Livability — Bloomingburg

• Score: 49/100
• State rank: #1175
• US rank: #25817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,590

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 (76%)
• Race & ethnicity: White 76% Two or more races 14% Hispanic / Latino 13% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 8% Cuban 2% Dominican 2%
• Common ancestry: Romanian 4% Scandinavian 4% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 79% English-only · German/W. Germanic 12% Spanish 5% Other Indo-European 1%

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: ▼ -6.80%
• Current HPI: 320.383
• 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

-18.6% since first listed

11 events — show timeline

• 2026-04-09 Listed $589,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $672,500 OneKey® MLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $689,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-04 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-21 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $10,155 · -1.4% YoY. Source: county tax records.