6218 State Route 42 · Woodbourne, NY 12788

$279,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 107 Days on market

Built 1935 7,405 sqft lot $183/sqft · 12% below area Est $317k · 12% under

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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 +12.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

LOOK NO FURTHER!!! FULLY AVAILABLE! Great starter, vacation or rental home that is close to everything! Within several miles of shopping and entertainment options in Monticello, Liberty and Ellenville. Bethel Woods Center for the Arts, the Kartrite Indoor Water Park, Resorts World Casino and tons of State Land and NYC DEP land which is yours for fishing, hunting and hiking. NYC DEP land requires a free permit. Summertime brings life to Woodbourne with restaurants, a bakery and a new grocery store. You can literally walk to town to enjoy all that it has to offer! This home boasts lots of charming original hard wood features throughout the home including the doors, casements, crown moldings, stairs and floors. Lots of space for storage in the basement, plus a two-car garage to putter on projects or work on your vehicles. Backyard that is away from the main road to play in. The basement has a perimeter drain system that keeps it nice and dry. The Neversink River flows across the street and there is a large public fishing and recreation area just down the road across the bridge.

Key facts

• Neversink river
• Two-car garage
• 7,405 sq ft lot

Tags

• ORIGINAL HARD WOOD FEATURES
• STORAGE IN THE BASEMENT
• TWO-CAR GARAGE
• PERIMETER DRAIN SYSTEM
• NEVERSINK RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-611 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (38.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (37.6% below list).
• Recommended offer: $171k (38.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $120k; list at $279k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,007 (38.7% 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 107 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.62% ✗
• Cap rate: 3.66%
• Cash-on-cash: -9.39%
• DSCR: 0.58
• GRM: 13.4

CMA / ARV

• ARV (median comp): $317,122
• List price: $279,000
• Delta: -12.02%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Kahn Dr	0.18mi	3/2.0	1,445 (-5%)	12mo	$420,000	$291	73

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: 17.7%
• Equity multiple: 2.45×
• Total profit: $113,078
• Equity at exit: $251,345

10-year hold

• IRR: 16.6%
• Equity multiple: 5.66×
• Total profit: $363,738
• Equity at exit: $542,036

Cash invested: $78,120 (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 12788

• Home prices YoY: 2.4%
• Active inventory: 28
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$408 /mo · $4,893/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-611

Break-even live

Break-even rent $2,515

Max offer price $171,007

Occupancy floor —

Sensitivity live

Price	-10% $-453	-5% $-532	+0% $-611	+5% $-690	+10% $-769
Rent	-10% $-749	-5% $-680	+0% $-611	+5% $-543	+10% $-474
Rate	-1.0pp $-471	-0.5pp $-540	base $-611	+0.5pp $-684	+1.0pp $-757

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $279,000 Active 107 DOM
2. 2026-06-17
   days on market $279,000 Active 106 DOM
3. 2026-06-16
   days on market $279,000 Active 105 DOM
4. 2026-06-15
   days on market $279,000 Active 104 DOM
5. 2026-06-14
   days on market $279,000 Active 102 DOM
6. 2026-06-13
   days on market $279,000 Active 101 DOM
7. 2026-06-10
   days on market $279,000 Active 99 DOM
8. 2026-06-09
   days on market $279,000 Active 98 DOM
9. 2026-06-08
   days on market $279,000 Active 97 DOM
10. 2026-06-07
    days on market $279,000 Active 96 DOM
11. 2026-06-03
    days on market $279,000 Active 92 DOM
12. 2026-06-02
    days on market $279,000 Active 91 DOM
13. 2026-06-01
    days on market $279,000 Active 90 DOM
14. 2026-05-31
    days on market $279,000 Active 89 DOM
15. 2026-05-31
    days on market $279,000 Active 88 DOM
16. 2026-03-02
    listed $279,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    LOOK NO FURTHER!!! FULLY AVAILABLE! Great starter, vacation or rental home that is close to everything! Within several miles of shopping and entertainment options in Monticello, Liberty and Ellenville. Bethel Woods Center for the Arts, the Kartrite Indoor Water Park, Resorts World Casino and tons of State Land and NYC DEP land which is yours for fishing, hunting and hiking. NYC DEP land requires a free permit. Summertime brings life to Woodbourne with restaurants, a bakery and a new grocery store. You can literally walk to town to enjoy all that it has to offer! This home boasts lots of charming original hard wood features throughout the home including the doors, casements, crown moldings, stairs and floors. Lots of space for storage in the basement, plus a two-car garage to putter on projects or work on your vehicles. Backyard that is away from the main road to play in. The basement has a perimeter drain system that keeps it nice and dry. The Neversink River flows across the street and there is a large public fishing and recreation area just down the road across the bridge.

17. 2020-11-23
    soldstatus $120,000
18. 2020-11-06
    soldstatus $120,000 Closed 720-char remark

    Show marketing remark (720 chars)

    This nice two-story home located in the hamlet of Woodborne contains beautiful hardwood floors, trims, and railings. It has a formal dining room, living room, kitchen, (which has been recently renovated with granite counter-tops and tile floor) office space, and cozy sunroom all on the first floor. The wooden staircase takes you to the master bedroom, three additional bedrooms, a full bathroom, and attic access. The detached garage has plenty of room for 2 cars. This home is conveniently located near the Woodbourne postoffice and is only a short walk to the Neversink River. The Resort World Catskills Casino and Kartrite Waterpark are only 20 minutes away. Additional Information: ParkingFeatures:2 Car Detached,

19. 2020-09-12
    historical 720-char remark

    Show marketing remark (720 chars)

    This nice two-story home located in the hamlet of Woodborne contains beautiful hardwood floors, trims, and railings. It has a formal dining room, living room, kitchen, (which has been recently renovated with granite counter-tops and tile floor) office space, and cozy sunroom all on the first floor. The wooden staircase takes you to the master bedroom, three additional bedrooms, a full bathroom, and attic access. The detached garage has plenty of room for 2 cars. This home is conveniently located near the Woodbourne postoffice and is only a short walk to the Neversink River. The Resort World Catskills Casino and Kartrite Waterpark are only 20 minutes away. Additional Information: ParkingFeatures:2 Car Detached,

20. 2020-08-25
    price $139,999 720-char remark

    Show marketing remark (720 chars)

    This nice two-story home located in the hamlet of Woodborne contains beautiful hardwood floors, trims, and railings. It has a formal dining room, living room, kitchen, (which has been recently renovated with granite counter-tops and tile floor) office space, and cozy sunroom all on the first floor. The wooden staircase takes you to the master bedroom, three additional bedrooms, a full bathroom, and attic access. The detached garage has plenty of room for 2 cars. This home is conveniently located near the Woodbourne postoffice and is only a short walk to the Neversink River. The Resort World Catskills Casino and Kartrite Waterpark are only 20 minutes away. Additional Information: ParkingFeatures:2 Car Detached,

21. 2020-07-06
    listed $142,000 Active 720-char remark

    Show marketing remark (720 chars)

    This nice two-story home located in the hamlet of Woodborne contains beautiful hardwood floors, trims, and railings. It has a formal dining room, living room, kitchen, (which has been recently renovated with granite counter-tops and tile floor) office space, and cozy sunroom all on the first floor. The wooden staircase takes you to the master bedroom, three additional bedrooms, a full bathroom, and attic access. The detached garage has plenty of room for 2 cars. This home is conveniently located near the Woodbourne postoffice and is only a short walk to the Neversink River. The Resort World Catskills Casino and Kartrite Waterpark are only 20 minutes away. Additional Information: ParkingFeatures:2 Car Detached,

22. 2019-05-09
    historical
23. 2018-05-08
    listed $124,900 Active
24. 2014-08-04
    soldstatus $90,000
25. 2014-07-29
    soldstatus $90,000
26. 2014-07-29
    soldstatus $90,000
27. 2014-03-29
    listed $89,900
28. 2014-03-29
    listed $89,900

ⓘ 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: $4,893 · $408/mo
• Projected year-2 tax: $4,893 · $408/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 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: $20,898
• − Mortgage interest: −$15,628
• − Property taxes: −$4,893
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$8,116
• Taxable loss: −$12,478
• Est. tax savings @ 24.0%: +$2,995
• After-tax cash flow: $-4,341/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Woodbourne

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Woodbourne, NY
• Population (ZIP): 3,122

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 22% Black 16% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Dominican 5%
• Common ancestry: Romanian 5% Scotch-Irish 4% Iranian 4%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 1% 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: ▲ 10.93%
• Current HPI: 472.8635
• 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

+210.3% since first listed

13 events — show timeline

• 2026-03-02 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-23 Sold (Public Records) $120,000 Public Records
• 2020-11-06 Sold (MLS) $120,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-25 Price Changed $139,999 OneKey® MLS as Distributed by MLS Grid
• 2020-07-06 Listed $142,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-05-08 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2014-08-04 Sold (Public Records) $90,000 Public Records
• 2014-07-29 Sold (MLS) $90,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-29 Sold (MLS) $90,000 HGMLS
• 2014-03-29 Listed $89,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-29 Listed $89,900 HGMLS

Property tax history

+0.4%/yr

Latest (2025): $4,893 · +1.2% YoY. Source: county tax records.