5 Will Palmer Rd · Catskill, NY 12414

$389,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 88 Days on market

Built 1991 0.72 ac lot $318/sqft · 24% below area Est $514k · 24% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming Log Cabin Retreat in the Heart of the Catskills - Ideal for Airbnb Investment! Escape to your own rustic retreat with this beautifully maintained 3-bedroom, 2-bathroom log cabin, just minutes from the historic Village of Catskill. Surrounded by very mature trees on a very shady semi-wooded lot, this home offers the perfect blend of charm, comfort, and convenience—with the advantage of a strong short-term rental income potential. Step inside to find a nice layout with exposed wood beams, potential for a cozy stone fireplace, and plenty of cedar lined storage spaces. The open-concept kitchen and living room area are ideal for gatherings, while the upstairs offers a common area that could serve as a second living room, office space, gaming area and additional sleeping areas with pull out sofa beds. A detached garage with loft storage offers flexibility for a studio, workshop, or even additional guest accommodations. Outdoors, unwind on the covered porch or enjoy evenings around the fire pit, surrounded by nature. Whether you're hosting guests or relaxing on your own, this property delivers the full Catskills experience. Perfectly positioned just outside the Village of Catskill and a short drive to Saugerties, Palenville, and Hudson, you're in the heart of it all—close to hiking at Kaaterskill Falls, skiing at Hunter or Windham, kayaking on the Catskill Creek, antique shopping, breweries, art galleries, and the Majestic Hudson River. Whether you're looking for a full-time residence, weekend escape, or a turnkey addition to your Airbnb portfolio, this cabin offers incredible value and year-round appeal. Don't miss this rare Catskills opportunity—schedule your private tour today!

Key facts

• Covered porch
• Exposed wood beams
• Open-concept kitchen

Tags

• LOG CABIN RETREAT
• EXPOSED WOOD BEAMS
• CEDAR LINED STORAGE
• OPEN-CONCEPT KITCHEN
• DETACHED GARAGE
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-958 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (45.8% below list).
• Recommended offer: $211k (45.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#483 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+; Watch: amenities F, commute F, employment F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Catskill Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 574 students, 41% FRL); Catskill Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 303 students, 45% FRL); Catskill Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 400 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($366k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $210,728 (45.8% 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. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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. 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: 0.54% ✗
• Cap rate: 3.34%
• Cash-on-cash: -10.56%
• DSCR: 0.53
• GRM: 15.4

CMA / ARV

• ARV (median comp): $514,053
• List price: $389,000
• Delta: -24.33%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Tool House Rd	0.51mi	3/1.5	1,356 (+11%)	15mo	$345,000	$254	44
3103 Old Kings Rd	0.64mi	3/2.0	1,386 (+13%)	24mo	$530,000	$382	28

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: 16.9%
• Equity multiple: 2.38×
• Total profit: $150,819
• Equity at exit: $350,442

10-year hold

• IRR: 16.0%
• Equity multiple: 5.52×
• Total profit: $492,117
• Equity at exit: $755,741

Cash invested: $108,920 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 105
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$421 /mo · $5,052/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-958

Break-even live

Break-even rent $3,320

Max offer price $219,719

Occupancy floor —

Sensitivity live

Price	-10% $-738	-5% $-848	+0% $-958	+5% $-1,068	+10% $-1,178
Rent	-10% $-1,125	-5% $-1,041	+0% $-958	+5% $-875	+10% $-792
Rate	-1.0pp $-762	-0.5pp $-859	base $-958	+0.5pp $-1,059	+1.0pp $-1,162

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $389,000 Pending 88 DOM
2. 2026-06-08
   days on market $389,000 Active 88 DOM
3. 2026-06-07
   days on market $389,000 Active 87 DOM
4. 2026-06-02
   days on market $389,000 Active 82 DOM
5. 2026-06-01
   days on market $389,000 Active 81 DOM
6. 2026-05-31
   days on market $389,000 Active 80 DOM
7. 2026-05-30
   days on market $389,000 Active 79 DOM
8. 2026-05-14
   price $389,000 1729-char remark

   Show marketing remark (1714 chars)

   Charming Log Cabin Retreat in the Heart of the Catskills - Ideal for Airbnb Investment! Escape to your own rustic retreat with this beautifully maintained 3-bedroom, 2-bathroom log cabin, just minutes from the historic Village of Catskill. Surrounded by very mature trees on a very shady semi-wooded lot, this home offers the perfect blend of charm, comfort, and convenience--with the advantage of a strong short-term rental income potential. Step inside to find a nice layout with exposed wood beams, potential for a cozy stone fireplace, and plenty of cedar lined storage spaces. The open-concept kitchen and living room area are ideal for gatherings, while the upstairs offers a common area that could serve as a second living room, office space, gaming area and additional sleeping areas with pull out sofa beds. A detached garage with loft storage offers flexibility for a studio, workshop, or even additional guest accommodations. Outdoors, unwind on the covered porch or enjoy evenings around the fire pit, surrounded by nature. Whether you're hosting guests or relaxing on your own, this property delivers the full Catskills experience. Perfectly positioned just outside the Village of Catskill and a short drive to Saugerties, Palenville, and Hudson, you're in the heart of it all--close to hiking at Kaaterskill Falls, skiing at Hunter or Windham, kayaking on the Catskill Creek, antique shopping, breweries, art galleries, and the Majestic Hudson River. Whether you're looking for a full-time residence, weekend escape, or a turnkey addition to your Airbnb portfolio, this cabin offers incredible value and year-round appeal. Don't miss this rare Catskills opportunity--schedule your private tour today!

9. 2026-05-14
   price $389,000 1714-char remark

   Show marketing remark (1714 chars)

   Charming Log Cabin Retreat in the Heart of the Catskills - Ideal for Airbnb Investment! Escape to your own rustic retreat with this beautifully maintained 3-bedroom, 2-bathroom log cabin, just minutes from the historic Village of Catskill. Surrounded by very mature trees on a very shady semi-wooded lot, this home offers the perfect blend of charm, comfort, and convenience--with the advantage of a strong short-term rental income potential. Step inside to find a nice layout with exposed wood beams, potential for a cozy stone fireplace, and plenty of cedar lined storage spaces. The open-concept kitchen and living room area are ideal for gatherings, while the upstairs offers a common area that could serve as a second living room, office space, gaming area and additional sleeping areas with pull out sofa beds. A detached garage with loft storage offers flexibility for a studio, workshop, or even additional guest accommodations. Outdoors, unwind on the covered porch or enjoy evenings around the fire pit, surrounded by nature. Whether you're hosting guests or relaxing on your own, this property delivers the full Catskills experience. Perfectly positioned just outside the Village of Catskill and a short drive to Saugerties, Palenville, and Hudson, you're in the heart of it all--close to hiking at Kaaterskill Falls, skiing at Hunter or Windham, kayaking on the Catskill Creek, antique shopping, breweries, art galleries, and the Majestic Hudson River. Whether you're looking for a full-time residence, weekend escape, or a turnkey addition to your Airbnb portfolio, this cabin offers incredible value and year-round appeal. Don't miss this rare Catskills opportunity--schedule your private tour today!

10. 2026-03-12
    listed $399,000 Active 1729-char remark

    Show marketing remark (1714 chars)

    Charming Log Cabin Retreat in the Heart of the Catskills - Ideal for Airbnb Investment! Escape to your own rustic retreat with this beautifully maintained 3-bedroom, 2-bathroom log cabin, just minutes from the historic Village of Catskill. Surrounded by very mature trees on a very shady semi-wooded lot, this home offers the perfect blend of charm, comfort, and convenience--with the advantage of a strong short-term rental income potential. Step inside to find a nice layout with exposed wood beams, potential for a cozy stone fireplace, and plenty of cedar lined storage spaces. The open-concept kitchen and living room area are ideal for gatherings, while the upstairs offers a common area that could serve as a second living room, office space, gaming area and additional sleeping areas with pull out sofa beds. A detached garage with loft storage offers flexibility for a studio, workshop, or even additional guest accommodations. Outdoors, unwind on the covered porch or enjoy evenings around the fire pit, surrounded by nature. Whether you're hosting guests or relaxing on your own, this property delivers the full Catskills experience. Perfectly positioned just outside the Village of Catskill and a short drive to Saugerties, Palenville, and Hudson, you're in the heart of it all--close to hiking at Kaaterskill Falls, skiing at Hunter or Windham, kayaking on the Catskill Creek, antique shopping, breweries, art galleries, and the Majestic Hudson River. Whether you're looking for a full-time residence, weekend escape, or a turnkey addition to your Airbnb portfolio, this cabin offers incredible value and year-round appeal. Don't miss this rare Catskills opportunity--schedule your private tour today!

11. 2026-03-12
    listed $399,000 Active 1714-char remark

    Show marketing remark (1714 chars)

    Charming Log Cabin Retreat in the Heart of the Catskills - Ideal for Airbnb Investment! Escape to your own rustic retreat with this beautifully maintained 3-bedroom, 2-bathroom log cabin, just minutes from the historic Village of Catskill. Surrounded by very mature trees on a very shady semi-wooded lot, this home offers the perfect blend of charm, comfort, and convenience--with the advantage of a strong short-term rental income potential. Step inside to find a nice layout with exposed wood beams, potential for a cozy stone fireplace, and plenty of cedar lined storage spaces. The open-concept kitchen and living room area are ideal for gatherings, while the upstairs offers a common area that could serve as a second living room, office space, gaming area and additional sleeping areas with pull out sofa beds. A detached garage with loft storage offers flexibility for a studio, workshop, or even additional guest accommodations. Outdoors, unwind on the covered porch or enjoy evenings around the fire pit, surrounded by nature. Whether you're hosting guests or relaxing on your own, this property delivers the full Catskills experience. Perfectly positioned just outside the Village of Catskill and a short drive to Saugerties, Palenville, and Hudson, you're in the heart of it all--close to hiking at Kaaterskill Falls, skiing at Hunter or Windham, kayaking on the Catskill Creek, antique shopping, breweries, art galleries, and the Majestic Hudson River. Whether you're looking for a full-time residence, weekend escape, or a turnkey addition to your Airbnb portfolio, this cabin offers incredible value and year-round appeal. Don't miss this rare Catskills opportunity--schedule your private tour today!

12. 2026-01-01
    historical
13. 2025-08-12
    price $399,000
14. 2025-08-08
    price $399,000
15. 2025-06-30
    listed $425,000 Active
16. 2025-06-30
    listed $425,000 Active

ⓘ 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: $5,052 · $421/mo
• Projected year-2 tax: $5,813 · $484/mo
• Expected delta: +$761/yr (+$63/mo · 15.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $25,287
• − Mortgage interest: −$21,790
• − Property taxes: −$5,052
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$11,316
• Taxable loss: −$18,862
• Est. tax savings @ 24.0%: +$4,527
• After-tax cash flow: $-6,972/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Catskill

• Score: 69/100
• State rank: #483
• US rank: #8498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 10,169 people
• City population: 10,169
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

-8.5% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $389,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $389,000 HVCRMLS
• 2026-03-12 Listed $399,000 HVCRMLS
• 2026-03-12 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $399,000 HVCRMLS
• 2025-06-30 Listed $425,000 HVCRMLS
• 2025-06-30 Listed $425,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+46.0%/yr

Latest (2025): $5,052 · +3.4% YoY. Source: county tax records.