39 Dingle Daisy Rd · Monticello, NY 12701

$430,000

3 bd · 1.5 ba · 2,062 sqft · SingleFamily public records · 38 Days on market

Built 1990 1.97 ac lot $209/sqft · 48% below area Est $825k · 48% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.1/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

This raised ranch style home, featuring 5 bedrooms and 2 full baths, provides spacious living perfect for guests or anyone needing extra room. Situated on a generous 1.97-acre lot, it offers ample outdoor space for recreation, gardening, or future expansion. The property has a full basement with a convenient walk-in basement entrance, adding both functionality and the potential for additional finished living areas or storage. Recent upgrades include a brand-new roof and a new septic system, ensuring worry-free maintenance. Located just 10 minutes from Monticello, this home combines quiet country living with easy access to local amenities.

Key facts

• Generous lot
• Recent upgrades
• Full basement

Tags

• RAISED RANCH STYLE HOME
• GENEROUS LOT
• FULL BASEMENT
• WALK-IN BASEMENT ENTRANCE
• RECENT UPGRADES
• NEW ROOF

Property features AI

Exterior

• Parking: Driveway; Parking for 2 vehicles
• Utilities: Electricity connected (NYSEG); Septic tank
• Home design: Single family residence; Bi-level; Updated/remodeled; Living area per public records
• Construction: Concrete perimeter foundation
• Exterior features: Aluminum siding; No fencing; No additional exterior structures; Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Bedrooms include a first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Finished full basement; Dormer attic; Deck
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (56.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (52.2% below list).
• Recommended offer: $188k (56.3% below list) — sets the bar for cash-flow.
• Cap rate 2.5% vs local median 3.4% in Monticello — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#899 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: crime D, amenities F, commute 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: George L Cooke School (592 students, 71% 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 67% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 188 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $210k; list at $430k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $188,009 (56.3% 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 38 days. Have you received any prior offers? Is the seller open to a 56% 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 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?
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: 0.48% ✗
• Cap rate: 2.47%
• Cash-on-cash: -13.65%
• DSCR: 0.39
• GRM: 17.4

CMA / ARV

• ARV (median comp): $824,848
• List price: $430,000
• Delta: -47.87%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3342 State Route 42	0.75mi	3/3.0	1,918 (-7%)	3mo	$467,250	$244	45

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: 14.8%
• Equity multiple: 2.22×
• Total profit: $146,988
• Equity at exit: $387,378

10-year hold

• IRR: 14.6%
• Equity multiple: 5.17×
• Total profit: $501,555
• Equity at exit: $835,395

Cash invested: $120,400 (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 12701

• Home prices YoY: 16.7%
• Active inventory: 188
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$561 /mo · $6,728/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-1,370

Break-even live

Break-even rent $3,791

Max offer price $188,009

Occupancy floor —

Sensitivity live

Price	-10% $-1,126	-5% $-1,248	+0% $-1,370	+5% $-1,492	+10% $-1,613
Rent	-10% $-1,532	-5% $-1,451	+0% $-1,370	+5% $-1,289	+10% $-1,207
Rate	-1.0pp $-1,153	-0.5pp $-1,260	base $-1,370	+0.5pp $-1,481	+1.0pp $-1,595

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $430,000 Active 38 DOM
2. 2026-06-18
   days on market $430,000 Active 35 DOM
3. 2026-06-17
   days on market $430,000 Active 34 DOM
4. 2026-06-16
   days on market $430,000 Active 33 DOM
5. 2026-06-15
   days on market $430,000 Active 32 DOM
6. 2026-06-14
   days on market $430,000 Active 30 DOM
7. 2026-06-10
   days on market $430,000 Active 27 DOM
8. 2026-06-09
   days on market $430,000 Active 26 DOM
9. 2026-06-08
   days on market $430,000 Active 25 DOM
10. 2026-06-07
    days on market $430,000 Active 24 DOM
11. 2026-06-03
    days on market $430,000 Active 20 DOM
12. 2026-06-02
    days on market $430,000 Active 19 DOM
13. 2026-06-01
    days on market $430,000 Active 18 DOM
14. 2026-05-31
    days on market $430,000 Active 17 DOM
15. 2026-05-31
    days on market $430,000 Active 16 DOM
16. 2026-05-14
    listed $430,000 Active 646-char remark
17. 2026-02-06
    historical
18. 2026-01-16
    price $449,999
19. 2025-08-05
    listed $479,999 Active
20. 2024-05-12
    listed $479,999 Active
21. 2022-05-25
    soldstatus $210,000
22. 2022-05-16
    soldstatus $210,000 Closed
23. 2022-03-04
    status Pending
24. 2022-03-04
    status Active
25. 2022-02-05
    historical
26. 2021-12-23
    price $249,995
27. 2021-11-05
    listed $260,000 Active
28. 2021-10-01
    historical
29. 2021-07-28
    listed $369,900 Active
30. 2021-01-28
    historical
31. 2020-09-11
    price $250,000
32. 2020-08-29
    price $275,000
33. 2020-08-14
    listed $285,000 Active
34. 2013-10-08
    historical
35. 2013-10-08
    historical
36. 2013-07-08
    listed
37. 2013-07-08
    listed $355,100

ⓘ 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: $6,728 · $561/mo
• Projected year-2 tax: $6,997 · $583/mo
• Expected delta: +$270/yr (+$22/mo · 4.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,682
• − Mortgage interest: −$24,087
• − Property taxes: −$6,728
• − Insurance: −$2,150
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$12,509
• Taxable loss: −$24,740
• Est. tax savings @ 24.0%: +$5,938
• After-tax cash flow: $-10,501/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 — Monticello

• Score: 61/100
• State rank: #899
• US rank: #17510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sullivan County · 12,197 people
• City population: 12,197
• Metro: nan
• Population (ZIP): 12,197
• Household income: $57,222
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 814.0

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 31% Black 15% Two or more races 15% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Dominican 3%
• Common ancestry: Scotch-Irish 3% Romanian 2% Iranian 1%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 20% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▲ 72.71%
• Current HPI: 507.739
• Rent YoY: —
• Metro: nan
• 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

+21.1% since first listed

22 events — show timeline

• 2026-05-14 Listed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $449,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Listed $479,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-12 Listed $479,999 OneKey® MLS as Distributed by MLS Grid
• 2022-05-25 Sold (Public Records) $210,000 Public Records
• 2022-05-16 Sold (MLS) $210,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-12-23 Price Changed $249,995 OneKey® MLS as Distributed by MLS Grid
• 2021-11-05 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-28 Listed $369,900 OneKey® MLS as Distributed by MLS Grid
• 2021-01-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-11 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-29 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2013-10-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-10-08 Delisted — HGMLS
• 2013-07-08 Listed $355,100 OneKey® MLS as Distributed by MLS Grid
• 2013-07-08 Listed — HGMLS

Property tax history

+0.5%/yr

Latest (2025): $6,728 · +2.7% YoY. Source: county tax records.