58 Woodland Way · Smallwood, NY 12720

$145,000

1 bd · 1.0 ba · 708 sqft · SingleFamily public records · 1 Days on market

Built 1940 10,000 sqft lot Est $122k · 19% over

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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 +21.3/30.0
• Appreciation +8.6/10.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Charming 1 bedroom, 3 Season Home (plus 2 additional rooms that can be used for bedrooms) in Smallwood Lake Community. This seasonal home feature's Two cozy bedrooms, one of which features a private entry door and a fireplace, providing added convenience and privacy. There is an additional sleeping porch, perfect for guests or a serene reading nook, this extra space ensures you have room for everyone. There is a quaint sitting area that leads to the dining room and kitchen. The living room/sunroom has a large propane fireplace, is bathed in natural light and doubles as a spacious living area, perfect for relaxing or entertaining with an additional area that can be used as an office space or

Key facts

• 0.23 acre lot
• 6 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Cap rate 8.1% vs local median 2.8% in Smallwood — 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 54/100 on livability (#1,148 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, employment F.
• Monticello Central School District (town): math 29% / reading 30% proficiency, ranked #577 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kenneth L Rutherford School (math 12% / reading 20%, grade F, #2,020 of 2,108 statewide, top 96%, 492 students, 81% FRL); Robert J Kaiser Middle School (math 7% / reading 35%, grade F, #661 of 729 statewide, top 91%, 595 students, 66% FRL); Monticello High School (math 82% / reading 34%, grade C, #879 of 1,100 statewide, top 80%, 844 students, 63% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (7.1% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago 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.
• Current owner paid $35k; list at $145k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $121,776
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 W James Ave	0.29mi	2/1.0 (+1)	735 (+4%)	10mo	$120,000	$163	67
65 W James Ave	0.21mi	2/1.0 (+1)	640 (-10%)	8mo	$86,500	$135	62
60 Seminole Trl	0.45mi	2/1.0 (+1)	704 (-1%)	13mo	$120,888	$172	62
46 W Ozark Trl	0.27mi	2/1.0 (+1)	618 (-13%)	2mo	$200,000	$324	60
11 Iroquois Trl	0.66mi	1/1.0	688 (-3%)	15mo	$250,000	$363	52
28 E Oak St	0.59mi	2/1.0 (+1)	642 (-9%)	6mo	$50,000	$78	47
69 Keller Ave	0.59mi	2/1.0 (+1)	656 (-7%)	20mo	$104,750	$160	38
33 Karl Ave	0.59mi	2/1.0 (+1)	761 (+8%)	23mo	$163,000	$214	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.61×
• Total profit: $65,210
• Equity at exit: $101,549

10-year hold

• IRR: 21.3%
• Equity multiple: 5.42×
• Total profit: $179,295
• Equity at exit: $193,871

Cash invested: $40,600 (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 12720

• Home prices YoY: 1.6%
• Active inventory: 62
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $213

Break-even live

Break-even rent $1,225

Max offer price $145,000

Occupancy floor 81%

Sensitivity live

Price	-10% $295	-5% $254	+0% $213	+5% $172	+10% $131
Rent	-10% $95	-5% $154	+0% $213	+5% $272	+10% $331
Rate	-1.0pp $286	-0.5pp $250	base $213	+0.5pp $176	+1.0pp $137

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 E Mitchell Smallwood, NY	2.0	1.0	570	$1,500	$2.63	20d	1	0.36mi
74 Kitz Rd Unit 68A Monticello, NY	2.0	1.0	650	$1,600	$2.46	15d	1	1.29mi
74 Kitz Rd Unit 74C Monticello, NY	2.0	1.0	550	$1,350	$2.45	15d	1	1.29mi

Listing history 10 events

1. 2026-04-22
   status Pending
2. 2026-04-22
   listed $145,000 Active
3. 2026-01-16
   historical
4. 2025-10-17
   status Active
5. 2025-10-15
   historical
6. 2025-07-14
   listed $145,000 Active
7. 2025-07-11
   historical
8. 2024-09-20
   listed $145,000 Active
9. 2004-02-19
   soldstatus $35,000
10. 2002-10-16
    soldstatus $46,000

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$344/yr (+$29/mo · 19.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,936
• − Mortgage interest: −$8,122
• − Property taxes: −$1,763
• − Insurance: −$725
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,218
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,500/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: Monticello Central School District
• NCES district ID: 3619740
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $44,696
• Composite: 25.28/100
• National rank: #7491
• State rank: #577 of 590 in NY

Livability — Smallwood

• Score: 54/100
• State rank: #1148
• US rank: #23933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smallwood, NY
• City population: 456
• Population (ZIP): 434

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Danish 1%
• Foreign-born: 1%
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 3%

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: ▲ 7.11%
• Current HPI: 449.7929
• 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

+215.2% since first listed

10 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-14 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-20 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2004-02-19 Sold (Public Records) $35,000 Public Records
• 2002-10-16 Sold (Public Records) $46,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,763 · +1.7% YoY. Source: county tax records.