61 Pioneer Dr · Jeffersonville, NY 12783

$375,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 48 Days on market

Built 1984 1.13 ac lot $289/sqft · at area comps Est $387k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Cash flow +7.2/30.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Great country home located at the end of a long private drive. Spacious ranch featuring an open floor plan with front and back decks. Close to Bethel Performing Arts Center. This is a Homepath Property. Fully Available. Additional Information: ParkingFeatures:1 Car Attached,

Key facts

• Hiking biking trails
• Easy commute
• Large island

Tags

• LARGE ISLAND
• VIEW OF AN ADJOINING POND
• PRIVATELY OWNED LAKE
• EASY COMMUTE
• DELAWARE RIVER
• HIKING BIKING TRAILS

Property features AI

Exterior

• Parking: Driveway; Garage; Total parking for 5 vehicles; 1 garage space
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence
• Construction: Frame construction; Fiberglass insulation
• Exterior features: Frame construction; Fiberglass insulation; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island; Open kitchen layout
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Ductless cooling; Wall/window air conditioning units; Electric cooling
• Interior features: First-floor bedroom; First-floor full bathroom; ENERGY STAR qualified doors; High-speed internet; Kitchen island; Open floorplan; Open kitchen; Recessed lighting; Washer/dryer hookup; Partial attic; Basement with crawl space/partial
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-517 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (36.0% below list).
• Recommended offer: $240k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.2% in Jeffersonville — 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 61/100 on livability (#909 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D-, amenities F, commute F.
• Sullivan West Central School District (rural): math 45% / reading 47% proficiency, ranked #436 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sullivan West Elementary School (math 41% / reading 48%, grade F, #1,277 of 2,108 statewide, top 64%, 571 students, 37% FRL); Sullivan West High School At Lake Huntington (math 52% / reading 47%, grade D, #974 of 1,100 statewide, top 91%, 477 students, 39% FRL).
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 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 $40k; list at $375k implies a 838% gain — meaningful room to come down on a strong offer.

Recommended offer $240,000 (36.0% 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 48 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.64% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 13.0

CMA / ARV

• ARV (median comp): $386,961
• List price: $375,000
• Delta: -3.09%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Major Marie Rossi Rd	0.35mi	3/2.0 (+1)	1,352 (+4%)	13mo	$310,000	$229	57
21 Major Marie Rossi Rd	0.45mi	2/2.0	1,244 (-4%)	20mo	$355,000	$285	51

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $171,213
• Equity at exit: $337,830

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $529,958
• Equity at exit: $728,543

Cash invested: $105,000 (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 12783

• Home prices YoY: 2.5%
• Active inventory: 35
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$291 /mo · $3,486/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-517

Break-even live

Break-even rent $3,055

Max offer price $283,611

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 Old Taylor Rd Jeffersonville, NY	3.0	3.5	1680	$2,400	$1.43	23d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $375,000 Active 48 DOM
2. 2026-06-17
   days on market $375,000 Active 47 DOM
3. 2026-06-16
   days on market $375,000 Active 46 DOM
4. 2026-06-15
   days on market $375,000 Active 45 DOM
5. 2026-06-13
   days on market $375,000 Active 43 DOM
6. 2026-06-12
   days on market $375,000 Active 42 DOM
7. 2026-06-09
   days on market $375,000 Active 39 DOM
8. 2026-06-08
   days on market $375,000 Active 38 DOM
9. 2026-06-07
   days on market $375,000 Active 37 DOM
10. 2026-06-07
    days on market $375,000 Active 36 DOM
11. 2026-06-04
    days on market $375,000 Active 33 DOM
12. 2026-06-02
    days on market $375,000 Active 32 DOM
13. 2026-06-01
    days on market $375,000 Active 31 DOM
14. 2026-05-31
    days on market $375,000 Active 30 DOM
15. 2026-05-01
    listed $375,000 Active 1833-char remark
16. 2017-11-15
    soldstatus $40,000 275-char remark

    Show marketing remark (275 chars)

    Great country home located at the end of a long private drive. Spacious ranch featuring an open floor plan with front and back decks. Close to Bethel Performing Arts Center. This is a Homepath Property. Fully Available. Additional Information: ParkingFeatures:1 Car Attached,

17. 2017-10-23
    historical 275-char remark

    Show marketing remark (275 chars)

    Great country home located at the end of a long private drive. Spacious ranch featuring an open floor plan with front and back decks. Close to Bethel Performing Arts Center. This is a Homepath Property. Fully Available. Additional Information: ParkingFeatures:1 Car Attached,

18. 2017-02-02
    listed $44,000 275-char remark

    Show marketing remark (275 chars)

    Great country home located at the end of a long private drive. Spacious ranch featuring an open floor plan with front and back decks. Close to Bethel Performing Arts Center. This is a Homepath Property. Fully Available. Additional Information: ParkingFeatures:1 Car Attached,

19. 2014-12-29
    historical
20. 2014-06-11
    listed $115,000
21. 2009-09-23
    soldstatus $159,000
22. 2000-10-13
    soldstatus $60,000

ⓘ 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: $3,486 · $291/mo
• Projected year-2 tax: $4,912 · $409/mo
• Expected delta: +$1,426/yr (+$119/mo · 40.9%)

ⓘ 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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $28,800
• − Mortgage interest: −$21,006
• − Property taxes: −$3,486
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$10,909
• Taxable loss: −$13,084
• Est. tax savings @ 24.0%: +$3,140
• After-tax cash flow: $-3,068/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: Sullivan West Central School District
• NCES district ID: 3600023
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $56,078
• Composite: 40.05/100
• National rank: #3817
• State rank: #436 of 590 in NY

Livability — Jeffersonville

• Score: 61/100
• State rank: #909
• US rank: #17767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,357

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 6% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 4% Danish 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Other Indo-European 9% Spanish 5% Russian/Polish/Slavic 4%

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: ▲ 10.43%
• Current HPI: 433.2531
• 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

+525.0% since first listed

8 events — show timeline

• 2026-05-01 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-15 Sold (MLS) $40,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-02-02 Listed $44,000 OneKey® MLS as Distributed by MLS Grid
• 2014-12-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-06-11 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2009-09-23 Sold (Public Records) $159,000 Public Records
• 2000-10-13 Sold (Public Records) $60,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,486 · +4.8% YoY. Source: county tax records.