122 Skyview Dr · Greenville, NY 12083

$240,000

2 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 103 Days on market

Built 2004 3,920 sqft lot $188/sqft · 15% below area Est $281k · 15% under $181/mo HOA · 8% of rent ↓ 17% 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).

• ARV discount +14.1/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Charming 2 bedroom / 2 bath townhouse in the highly sought-after Country Estates of Greenville! This middle-unit home delivers serious potential—attached 1-car garage, full finished basement, and an unbeatable location just seconds from the town park. A rare opportunity to secure a valuable property in a tight market. Bring your vision and capitalize on the upside this home offers.

Key facts

• Town park
• Unbeatable location
• $181 HOA

Tags

• ATTACHED 1-CAR GARAGE
• FULL FINISHED BASEMENT
• UNBEATABLE LOCATION
• TOWN PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (6.2% below list).
• Recommended offer: $197k (18.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.1% in Greenville — 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 65/100 on livability (#713 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B+; Watch: amenities F, commute F, cost of living F.
• Greenville Central School District (rural): math 48% / reading 55% proficiency, ranked #338 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $196,716 (18.0% 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 103 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 8.9

CMA / ARV

• ARV (median comp): $281,222
• List price: $240,000
• Delta: -14.66%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Skyview Dr	0.08mi	2/2.0	1,275 (-0%)	17mo	$240,000	$188	82
120 Skyview Dr	0.01mi	2/1.0	1,276 (0%)	22mo	$290,000	$227	77
11293 State Route 32	0.29mi	3/2.0 (+1)	1,370 (+7%)	5mo	$445,000	$325	65
11617 State Route 32	0.56mi	2/1.0	1,394 (+9%)	16mo	$205,000	$147	42
721 Irving Rd	0.62mi	3/1.5 (+1)	1,440 (+13%)	12mo	$329,000	$228	32

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: 21.2%
• Equity multiple: 2.72×
• Total profit: $115,363
• Equity at exit: $216,211

10-year hold

• IRR: 19.2%
• Equity multiple: 6.25×
• Total profit: $352,508
• Equity at exit: $466,267

Cash invested: $67,200 (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 12083

• Home prices YoY: 16.0%
• Active inventory: 32
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$483 /mo · $5,795/yr
• Insurance: −$100
• HOA: −$181
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-245

Break-even live

Break-even rent $2,560

Max offer price $196,716

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11321 State Route 32 Greenville, NY	3.0	2.0	1500	$2,250	$1.50	14d	1	0.23mi

HOA detail

• Monthly dues: $181 · $2,172/yr

Listing history 23 events

1. 2026-06-18
   days on market $240,000 Active 103 DOM
2. 2026-06-17
   days on market $240,000 Active 102 DOM
3. 2026-06-16
   days on market $240,000 Active 101 DOM
4. 2026-06-15
   days on market $240,000 Active 100 DOM
5. 2026-06-13
   days on market $240,000 Active 98 DOM
6. 2026-06-12
   days on market $240,000 Active 97 DOM
7. 2026-06-09
   days on market $240,000 Active 94 DOM
8. 2026-06-08
   days on market $240,000 Active 93 DOM
9. 2026-06-07
   days on market $240,000 Active 92 DOM
10. 2026-06-07
    days on market $240,000 Active 91 DOM
11. 2026-06-04
    days on market $240,000 Active 88 DOM
12. 2026-06-02
    days on market $240,000 Active 87 DOM
13. 2026-06-01
    days on market $240,000 Active 86 DOM
14. 2026-05-31
    days on market $240,000 Active 85 DOM
15. 2026-05-13
    price $240,000 390-char remark

    Show marketing remark (390 chars)

    Charming 2 bedroom / 2 bath townhouse in the highly sought-after Country Estates of Greenville! This middle-unit home delivers serious potential—attached 1-car garage, full finished basement, and an unbeatable location just seconds from the town park. A rare opportunity to secure a valuable property in a tight market. Bring your vision and capitalize on the upside this home offers.

16. 2026-04-07
    price $250,000 390-char remark

    Show marketing remark (390 chars)

    Charming 2 bedroom / 2 bath townhouse in the highly sought-after Country Estates of Greenville! This middle-unit home delivers serious potential—attached 1-car garage, full finished basement, and an unbeatable location just seconds from the town park. A rare opportunity to secure a valuable property in a tight market. Bring your vision and capitalize on the upside this home offers.

17. 2026-03-07
    listed $265,000 Active 390-char remark

    Show marketing remark (390 chars)

    Charming 2 bedroom / 2 bath townhouse in the highly sought-after Country Estates of Greenville! This middle-unit home delivers serious potential—attached 1-car garage, full finished basement, and an unbeatable location just seconds from the town park. A rare opportunity to secure a valuable property in a tight market. Bring your vision and capitalize on the upside this home offers.

18. 2026-03-06
    historical
19. 2026-02-25
    price $265,000
20. 2025-12-03
    listed $275,000 Active
21. 2025-12-03
    historical
22. 2025-05-16
    soldstatus $270,326
23. 2025-03-27
    listed $290,000 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: $5,795 · $483/mo
• Projected year-2 tax: $5,795 · $483/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $27,000
• − Mortgage interest: −$13,444
• − Property taxes: −$5,795
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$2,172
• − Depreciation: −$6,982
• Taxable loss: −$6,913
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-1,281/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: Greenville Central School District
• NCES district ID: 3612870
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 55% ▲ 16.00%
• Median HH income: $58,430
• Composite: 44.81/100
• National rank: #2740
• State rank: #338 of 590 in NY

Livability — Greenville

• Score: 65/100
• State rank: #713
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NY
• City population: 3,648
• Population (ZIP): 3,648

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Asian 3% Two or more races 2%
• Common ancestry: Slovak 5% Romanian 5% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Other Indo-European 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: ▲ 52.23%
• Current HPI: 378.8518
• 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

-17.2% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $240,000 Global MLS
• 2026-04-07 Price Changed $250,000 Global MLS
• 2026-03-07 Listed $265,000 Global MLS
• 2026-03-06 Listing Removed — Global MLS
• 2026-02-25 Price Changed $265,000 Global MLS
• 2025-12-03 Listing Removed — Global MLS
• 2025-12-03 Listed $275,000 Global MLS
• 2025-05-16 Sold (Public Records) $270,326 Public Records
• 2025-03-27 Listed $290,000 Global MLS

Property tax history

+3.4%/yr

Latest (2025): $5,795 · +1.8% YoY. Source: county tax records.