513 County Road 17 · Windham, NY 12444

$349,000

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 153 Days on market

Built 1960 Good condition 4.40 ac lot $203/sqft · 18% above area Est $296k · 18% over ↓ 13% 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 +24.3/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Appreciation +4.4/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nestled in the heart of the Catskills, this charming and thoughtfully upgraded property in Jewett offers a rare combination of comfort, flexibility, and mountain living. The main home features three bedrooms and one full bathroom, beautifully refreshed with numerous recent improvements that provide peace of mind and modern efficiency. Upgrades include new insulation, plumbing, electrical system, electric water heater, baseboards, fresh interior paint, and a brand-new back deck perfect for relaxing or entertaining. Adding exceptional value to the property is a versatile detached studio, complete with its own kitchenette and full bathroom. Newly painted inside and out, the studio is ideal for guests, extended family, a home office, artist retreat, or potential rental income. It also enjoys stunning mountain views that truly capture the Catskills lifestyle. The property features a paved driveway and a charming spring-fed pond, creating a peaceful and picturesque outdoor setting. Located just a few miles and equally distant from both Hunter Mountain and Windham Mountain, this home offers easy access to skiing, hiking, dining, and year-round recreation. A wonderful opportunity to own a move-in-ready Catskills retreat with a separate studio, modern upgrades, and beautiful natural surroundings.

Key facts

• Spring-fed pond
• Detached studio
• Back deck

Tags

• UPGRADED PROPERTY
• DETACHED STUDIO
• ELECTRIC WATER HEATER
• BACK DECK
• SPRING-FED POND
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.2% in Windham — 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 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: 29 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $295,741
• List price: $349,000
• Delta: 18.01%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-1.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.16×
• Total profit: $15,660
• Equity at exit: $81,012

10-year hold

• IRR: 10.4%
• Equity multiple: 1.99×
• Total profit: $97,038
• Equity at exit: $82,344

Cash invested: $97,720 (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 12444

• Home prices YoY: -0.2%
• Active inventory: 29
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,946 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $705

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 77%

Sensitivity live

Price	-10% $946	-5% $826	+0% $705	+5% $585	+10% $464
Rent	-10% $394	-5% $549	+0% $705	+5% $861	+10% $1,017
Rate	-1.0pp $881	-0.5pp $794	base $705	+0.5pp $615	+1.0pp $523

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $349,000 Active 153 DOM
2. 2026-06-21
   days on market $349,000 Active 152 DOM
3. 2026-06-18
   days on market $349,000 Active 150 DOM
4. 2026-06-17
   days on market $349,000 Active 149 DOM
5. 2026-06-16
   days on market $349,000 Active 148 DOM
6. 2026-06-15
   days on market $349,000 Active 147 DOM
7. 2026-06-13
   days on market $349,000 Active 145 DOM
8. 2026-06-12
   days on market $349,000 Active 144 DOM
9. 2026-06-09
   days on market $349,000 Active 141 DOM
10. 2026-06-08
    days on market $349,000 Active 140 DOM
11. 2026-06-07
    days on market $349,000 Active 139 DOM
12. 2026-06-07
    days on market $349,000 Active 138 DOM
13. 2026-06-04
    days on market $349,000 Active 135 DOM
14. 2026-06-02
    days on market $349,000 Active 134 DOM
15. 2026-06-01
    days on market $349,000 Active 133 DOM
16. 2026-05-31
    days on market $349,000 Active 132 DOM
17. 2026-04-06
    price $349,000 1308-char remark

    Show marketing remark (1308 chars)

    Nestled in the heart of the Catskills, this charming and thoughtfully upgraded property in Jewett offers a rare combination of comfort, flexibility, and mountain living. The main home features three bedrooms and one full bathroom, beautifully refreshed with numerous recent improvements that provide peace of mind and modern efficiency. Upgrades include new insulation, plumbing, electrical system, electric water heater, baseboards, fresh interior paint, and a brand-new back deck perfect for relaxing or entertaining. Adding exceptional value to the property is a versatile detached studio, complete with its own kitchenette and full bathroom. Newly painted inside and out, the studio is ideal for guests, extended family, a home office, artist retreat, or potential rental income. It also enjoys stunning mountain views that truly capture the Catskills lifestyle. The property features a paved driveway and a charming spring-fed pond, creating a peaceful and picturesque outdoor setting. Located just a few miles and equally distant from both Hunter Mountain and Windham Mountain, this home offers easy access to skiing, hiking, dining, and year-round recreation. A wonderful opportunity to own a move-in-ready Catskills retreat with a separate studio, modern upgrades, and beautiful natural surroundings.

18. 2026-01-19
    listed $399,000 Active 1308-char remark

    Show marketing remark (1308 chars)

    Nestled in the heart of the Catskills, this charming and thoughtfully upgraded property in Jewett offers a rare combination of comfort, flexibility, and mountain living. The main home features three bedrooms and one full bathroom, beautifully refreshed with numerous recent improvements that provide peace of mind and modern efficiency. Upgrades include new insulation, plumbing, electrical system, electric water heater, baseboards, fresh interior paint, and a brand-new back deck perfect for relaxing or entertaining. Adding exceptional value to the property is a versatile detached studio, complete with its own kitchenette and full bathroom. Newly painted inside and out, the studio is ideal for guests, extended family, a home office, artist retreat, or potential rental income. It also enjoys stunning mountain views that truly capture the Catskills lifestyle. The property features a paved driveway and a charming spring-fed pond, creating a peaceful and picturesque outdoor setting. Located just a few miles and equally distant from both Hunter Mountain and Windham Mountain, this home offers easy access to skiing, hiking, dining, and year-round recreation. A wonderful opportunity to own a move-in-ready Catskills retreat with a separate studio, modern upgrades, and beautiful natural surroundings.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $47,348
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,788
• − Management: −$3,788
• − Depreciation: −$10,153
• Taxable income: $3,091
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $7,721/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming single-family home in the Catskills offers a blend of comfort and modern upgrades, making it an ideal property for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both new flooring in bedrooms — improves comfort and aesthetics
• Both new lighting fixtures — enhances ambiance and safety

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both new flooring in bedrooms — improves comfort and aesthetics ↑
• Both new lighting fixtures — enhances ambiance and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 519

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: Majority White (59%)
• Race & ethnicity: White 59% Two or more races 38% Hispanic / Latino 34%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 12% Lithuanian 5% Subsaharan African 3%
• Foreign-born: 4%
• Languages at home: 98% English-only · Russian/Polish/Slavic 2%

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: ▼ -1.19%
• Current HPI: 483.4459
• 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

-12.5% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $349,000 HVCRMLS
• 2026-01-19 Listed $399,000 HVCRMLS