572 Winterdale Rd · Hancock, NY 18461

$65,000

4 bd · 1.0 ba · 1,756 sqft · SingleFamily public records · 18 Days on market

Built 1900 1.18 ac lot $37/sqft · 78% below area ↓ 17% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is in need of renovation and is best suited for investors, contractors, or buyers ready to take on a full project. Situated on two adjacent lots totaling 1.18 acres and bordered by Balls Creek, the setting is ideal for outdoor enthusiasts--offering fishing right from your own property. Located in the area known as the ''Trout Capital of the USA, '' and less than one mile from Balls Eddy, the Delaware River, and State Gamelands #299. Just 10 minutes to Hancock, NY, with access to Route 17 for travel to NYC. The main home is a circa 1900 cedar shake farmhouse featuring 4 bedrooms and 2 bathrooms. The house requires substantial repairs and updates throughout. It has been modifie

Key facts

• Two adjacent lots
• State gamelands #299
• Delaware river

Tags

• TWO ADJACENT LOTS
• BORDERED BY BALLS CREEK
• DELAWARE RIVER
• STATE GAMELANDS #299
• EXPANDED BATHROOM SPACES
• 7-YEAR-OLD TINY HOUSE

Property features AI

Finance

• Other: Publicly maintained county road frontage (paved); Lot dimensions approximately 82 x 380 x 77 x 368; Approximately 1.18 acres; Waterfront property

Exterior

• Parking: Driveway
• Utilities: Well water; Cesspool sewer; Electricity connected (fuses); Propane on site; Water connected
• Home design: Single-family residence; House with two levels; Built circa 1900 (estimated); Fixer condition; Enhanced accessible features; Stone foundation
• Construction: Frame construction with shake siding; Shingle roof; Stone foundation; Effective year built: 1900
• Exterior features: Enclosed front porch; Access to a creek (Balls Creek); Level lot; Guest house, shed(s) and storage on the property

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Primary bedroom (14 x 15); Bedroom 2 (14 x 10); Bedroom 3 (9 x 8); Bedroom 4 — dog area (9 x 9)
• Flooring: Carpet; Other flooring types
• Bathrooms: Two full bathrooms; Primary bathroom (12 x 9); Second bathroom with laundry area (9 x 8)
• Heating & cooling: Coal heating; No central cooling
• Interior features: Security features present; See remarks for additional interior details; Freestanding fireplace in the family room
• Laundry & utility: Laundry located on the upper level; Laundry area combined with second bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.4% in Hancock — 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 70/100 on livability (#454 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D+, amenities D, commute F.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.5% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.17% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.45%
• DSCR: 2.67
• GRM: 3.8

CMA / ARV

• ARV (median comp): $166,531
• List price: $65,000
• Delta: -60.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 3.53×
• Total profit: $46,061
• Equity at exit: $35,050

10-year hold

• IRR: 40.5%
• Equity multiple: 7.16×
• Total profit: $112,092
• Equity at exit: $59,066

Cash invested: $18,200 (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 18461

• Home prices YoY: 2.2%
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $513

Break-even live

Break-even rent $763

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $549	-5% $531	+0% $513	+5% $494	+10% $476
Rent	-10% $401	-5% $457	+0% $513	+5% $568	+10% $624
Rate	-1.0pp $545	-0.5pp $529	base $513	+0.5pp $496	+1.0pp $479

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-16
   price $65,000 1318-char remark
2. 2026-05-10
   price $72,000 1318-char remark
3. 2026-05-02
   listed $80,000 Active 1318-char remark
4. 2024-12-05
   price $145,000
5. 2024-11-13
   listed $150,000 Active
6. 2005-10-18
   soldstatus $78,070

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,938
• − Mortgage interest: −$3,641
• − Property taxes: −$2,149
• − Insurance: −$992
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,891
• Taxable income: $5,555
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,817/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Hancock

• Score: 70/100
• State rank: #454
• US rank: #7935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 245

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 9% Iranian 6% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.54%
• Current HPI: 206.5861
• 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

-16.7% since first listed

7 events — show timeline

• 2026-05-20 Pending — GSBR as distributed by MLS GRID
• 2026-05-16 Price Changed $65,000 GSBR as distributed by MLS GRID
• 2026-05-10 Price Changed $72,000 GSBR as distributed by MLS GRID
• 2026-05-02 Listed $80,000 GSBR as distributed by MLS GRID
• 2024-12-05 Price Changed $145,000 PWMLS
• 2024-11-13 Listed $150,000 PWMLS
• 2005-10-18 Sold (Public Records) $78,070 Public Records

Property tax history

+6.0%/yr

Latest (2026): $2,149 · +2.4% YoY. Source: county tax records.