11 N Montgomery St · Athens, NY 12015

$175,000

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 1 Days on market

Built 1800 6,098 sqft lot $110/sqft · 57% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step back in time and unlock the potential of this charming 1800's-era home located in the heart of the historic village of Athens. Offering 3 bedrooms and 1.5 bathrooms, this property is in need of a complete renovation, presenting a rare opportunity for investors, artisans, restoration enthusiasts, or anyone looking to create a truly unique residence. Nestled within walking distance of the majestic Hudson River, this home is ideally situated to enjoy all that Athens has to offer. The Village is renowned for its rich history, vibrant arts community, eclectic restaurants, charming boutiques, and waterfront attractions. Whether you're a history buff drawn to the area's architectural heritage

Key facts

• Historic home
• 6,098 sq ft lot
• Built 1800

Tags

• WALKING DISTANCE HUDSON RIVER
• MAJOR TRANSPORTATION ROUTES
• WALKABLE HISTORIC COMMUNITY
• HISTORIC HOME

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Utilities: see remarks
• Home design: Single-family residence; Two stories
• Construction: Wood siding; Combination and stone foundation; Asphalt/rolled/shingle roofing
• Exterior features: Private backyard; Back yard fencing with chain link; Shed(s) on property; Paved road access; Has a view

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating present (pellet stove and other); No central cooling
• Interior features: Hardwood and vinyl flooring; Three fireplaces (bedroom, den, wood burning) with pellet stove option; Full basement with both interior and exterior entry; block and stone construction
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).

Location & tenants

• Location reads 63/100 on livability (#785 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools F, amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (5.9% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $49k 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 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 $20k; list at $175k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1800 — 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: 1.49% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $403,021
• List price: $175,000
• Delta: -44.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 North Warren St	0.06mi	3/1.0	1,648 (+4%)	10mo	$350,000	$212	82
26 S Washington Street St	0.24mi	3/1.0	1,632 (+3%)	10mo	$175,000	$107	76
7 N Vernon St	0.26mi	3/1.0	1,606 (+1%)	15mo	$250,000	$156	73
52 N Franklin St	0.19mi	3/1.5	1,438 (-9%)	3mo	$334,900	$233	72
38 S Washington St	0.28mi	2/2.0 (-1)	1,675 (+6%)	12mo	$475,000	$284	58
12 Market St	0.14mi	3/1.0	1,384 (-13%)	18mo	$458,000	$331	57

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.20×
• Total profit: $107,885
• Equity at exit: $109,180

10-year hold

• IRR: 31.7%
• Equity multiple: 6.55×
• Total profit: $272,026
• Equity at exit: $197,278

Cash invested: $49,000 (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 12015

• Home prices YoY: 1.4%
• Active inventory: 91
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,611 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $913

Break-even live

Break-even rent $1,455

Max offer price $175,000

Occupancy floor 60%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	23d	1	1.05mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	23d	1	1.10mi
438 Warren St Hudson, NY	2.0	1.5	1181	$2,850	$2.41	43d	1	1.46mi
442 Columbia St Hudson, NY	2.0	1.0	1100	$1,850	$1.68	43d	1	1.48mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	43d	1	1.48mi

Listing history 17 events

1. 2026-06-17
   pricedays on marketlisting id $175,000 Active 1 DOM
2. 2026-06-08
   days on market $224,000 Active 76 DOM
3. 2026-06-07
   days on market $224,000 Active 75 DOM
4. 2026-06-05
   days on market $224,000 Active 72 DOM
5. 2026-06-03
   days on market $224,000 Active 71 DOM
6. 2026-06-02
   days on market $224,000 Active 70 DOM
7. 2026-06-01
   days on market $224,000 Active 69 DOM
8. 2026-05-31
   days on market $224,000 Active 68 DOM
9. 2026-05-31
   days on market $224,000 Active 67 DOM
10. 2026-05-05
    price $224,000 1268-char remark
11. 2026-03-24
    listed $229,000 Active 1268-char remark
12. 2025-12-14
    price $229,000
13. 2025-11-03
    listed $239,900 Active
14. 2025-08-04
    price $269,999
15. 2025-05-22
    price $279,000
16. 2025-04-15
    listed $289,000 Active
17. 2019-09-20
    soldstatus $20,000

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $2,434 · $203/mo
• Expected delta: +$524/yr (+$44/mo · 27.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $31,331
• − Mortgage interest: −$9,803
• − Property taxes: −$1,910
• − Insurance: −$875
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$5,091
• Taxable income: $8,639
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $8,880/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Athens

• Score: 63/100
• State rank: #785
• US rank: #15102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, NY
• Population (ZIP): 4,084

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4% Dominican 2%
• Common ancestry: Romanian 3% Iranian 3% Scotch-Irish 2%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Russian/Polish/Slavic 5% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 426.3034
• 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

+775.0% since first listed

9 events — show timeline

• 2026-06-17 Listed $175,000 HVCRMLS
• 2026-05-05 Price Changed $224,000 HVCRMLS
• 2026-03-24 Listed $229,000 HVCRMLS
• 2025-12-14 Price Changed $229,000 HVCRMLS
• 2025-11-03 Listed $239,900 HVCRMLS
• 2025-08-04 Price Changed $269,999 HVCRMLS
• 2025-05-22 Price Changed $279,000 HVCRMLS
• 2025-04-15 Listed $289,000 HVCRMLS
• 2019-09-20 Sold (Public Records) $20,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $1,910 · +13.0% YoY. Source: county tax records.