55 Straight Path · Rock Hill, NY 12775

$259,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 165 Days on market

Built 1960 10,102 sqft lot $200/sqft · 26% below area Est $348k · 26% under $67/mo HOA · 3% of rent

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Why this score? — see what drove the C 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
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this affordable charming 3-bedroom property located in a desirable Lake Louise Marie community just minutes from the main highway—perfect for easy commuting. Enjoy close proximity to the lake, where you can relax, unwind, and take in the natural beauty year-round. This home offers comfortable living, neighborhood amenities, and the ideal blend of privacy and convenience. Enjoy lake living, an incredible opportunity not to be missed.

Key facts

• Lake living
• 0.23 acre lot
• Pool

Tags

• CLOSE PROXIMITY TO THE LAKE
• NEIGHBORHOOD AMENITIES
• LAKE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $38 ($460/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (3.5% below list).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.6% in Rock Hill — 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 69/100 on livability (#478 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living D+, amenities 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.
• Market conditions: 62 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 $28k of equity ($2k loan paydown + $26k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Recommended offer $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.97% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $348,201
• List price: $259,000
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Straight Path	0.15mi	3/2.0	1,320 (+2%)	11mo	$470,000	$356	79
6 The Curve Rd	0.07mi	3/2.0	1,203 (-7%)	10mo	$270,000	$224	75
44 Straight Path	0.06mi	3/2.0	1,264 (-2%)	20mo	$255,000	$202	75
33 High View Ter	0.12mi	3/2.0	1,359 (+5%)	18mo	$301,000	$221	69
20 Crescent Vw	0.50mi	3/2.5	1,466 (+13%)	2mo	$290,000	$198	49
74 Lake Shore Dr E	0.49mi	2/2.0 (-1)	1,168 (-10%)	7mo	$420,000	$360	48
9 Crescent Cir	0.60mi	3/2.0	1,462 (+13%)	12mo	$374,900	$256	39
249 Lake Louise Marie Rd	0.62mi	3/2.0	1,478 (+14%)	20mo	$364,000	$246	29

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $143,626
• Equity at exit: $233,328

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $421,291
• Equity at exit: $503,180

Cash invested: $72,520 (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 12775

• Home prices YoY: 2.6%
• Active inventory: 62
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$404 /mo · $4,843/yr
• Insurance: −$108
• HOA: −$67
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $38

Break-even live

Break-even rent $2,452

Max offer price $259,000

Occupancy floor 93%

Sensitivity live

Price	-10% $185	-5% $112	+0% $38	+5% $-35	+10% $-108
Rent	-10% $-159	-5% $-60	+0% $38	+5% $137	+10% $236
Rate	-1.0pp $169	-0.5pp $104	base $38	+0.5pp $-29	+1.0pp $-97

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Norfolk Ct Rock Hill, NY	4.0	2.0	1726	$2,500	$1.45	44d	1	0.88mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 27 events

1. 2026-06-18
   days on market $259,000 Active 165 DOM
2. 2026-06-17
   days on market $259,000 Active 164 DOM
3. 2026-06-16
   days on market $259,000 Active 163 DOM
4. 2026-06-15
   days on market $259,000 Active 162 DOM
5. 2026-06-14
   days on market $259,000 Active 160 DOM
6. 2026-06-10
   days on market $259,000 Active 157 DOM
7. 2026-06-09
   days on market $259,000 Active 156 DOM
8. 2026-06-08
   days on market $259,000 Active 155 DOM
9. 2026-06-07
   days on market $259,000 Active 154 DOM
10. 2026-06-03
    days on market $259,000 Active 150 DOM
11. 2026-06-02
    days on market $259,000 Active 149 DOM
12. 2026-06-01
    days on market $259,000 Active 148 DOM
13. 2026-05-31
    days on market $259,000 Active 147 DOM
14. 2026-05-31
    days on market $259,000 Active 146 DOM
15. 2026-03-06
    status Active 458-char remark

    Show marketing remark (458 chars)

    Welcome home to this affordable charming 3-bedroom property located in a desirable Lake Louise Marie community just minutes from the main highway—perfect for easy commuting. Enjoy close proximity to the lake, where you can relax, unwind, and take in the natural beauty year-round. This home offers comfortable living, neighborhood amenities, and the ideal blend of privacy and convenience. Enjoy lake living, an incredible opportunity not to be missed.

16. 2025-12-09
    listed $259,000 Active 458-char remark

    Show marketing remark (458 chars)

    Welcome home to this affordable charming 3-bedroom property located in a desirable Lake Louise Marie community just minutes from the main highway—perfect for easy commuting. Enjoy close proximity to the lake, where you can relax, unwind, and take in the natural beauty year-round. This home offers comfortable living, neighborhood amenities, and the ideal blend of privacy and convenience. Enjoy lake living, an incredible opportunity not to be missed.

17. 2025-09-03
    listed $259,500 Active
18. 2021-09-23
    soldstatus $242,500
19. 2021-09-20
    soldstatus $242,500 Closed
20. 2021-06-24
    status Pending
21. 2021-06-06
    status Active
22. 2021-04-24
    historical
23. 2021-04-08
    listed $249,000 Active
24. 2003-08-27
    soldstatus $129,000
25. 2002-07-26
    soldstatus $61,500
26. 1991-01-15
    soldstatus $57,000
27. 1981-02-17
    soldstatus $38,000

ⓘ 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: $4,843 · $404/mo
• Projected year-2 tax: $4,843 · $404/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $30,000
• − Mortgage interest: −$14,508
• − Property taxes: −$4,843
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$804
• − Depreciation: −$7,535
• Taxable loss: −$3,784
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $1,368/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 — Rock Hill

• Score: 69/100
• State rank: #478
• US rank: #8452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, NY
• City population: 2,661
• Population (ZIP): 2,661

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Italian 4% Scotch-Irish 4%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% 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: ▲ 11.12%
• Current HPI: 437.7751
• 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

+581.6% since first listed

13 events — show timeline

• 2026-03-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Listed $259,500 OneKey® MLS as Distributed by MLS Grid
• 2021-09-23 Sold (Public Records) $242,500 Public Records
• 2021-09-20 Sold (MLS) $242,500 OneKey® MLS as Distributed by MLS Grid
• 2021-06-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-06-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-04-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-08 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2003-08-27 Sold (Public Records) $129,000 Public Records
• 2002-07-26 Sold (Public Records) $61,500 Public Records
• 1991-01-15 Sold (Public Records) $57,000 Public Records
• 1981-02-17 Sold (Public Records) $38,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,843 · +2.9% YoY. Source: county tax records.