8241 State Route 52 · Narrowsburg, NY 12764

$106,500

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 49 Days on market

Built 1951 1.57 ac lot $122/sqft · 66% below area ↓ 27% since listing

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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 +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Set along Route 52 in Narrowsburg, this single-level ranch offers a straightforward layout with natural flow between the living room, dining area, and centrally located kitchen. The home has a solid footprint that's easy to make your own, giving the next owner room to personalize without taking on a full renovation. Three bedrooms and a full bath sit along the hall, and the large front room adds a flexible bonus space that can serve as a second living area, office, or creative setup. The existing features provide a clean starting point, and the layout makes updates simple for anyone who wants to fine-tune the home over time. The property sits on open land with a few trees toward the back, offering a comfortable sense of space while keeping you close to town, the Delaware River, and local shops. With no HOA and plenty of room to shape the property to your liking, this is a practical option in the Narrowsburg market for buyers looking for single-level living with the opportunity to add their own touch.

Key facts

• Flexible bonus space
• Open land
• Close to town

Tags

• SINGLE LEVEL RANCH
• FLEXIBLE BONUS SPACE
• OPEN LAND
• CLOSE TO TOWN

Property features AI

Exterior

• Parking: Off-street parking; No carport
• Utilities: Septic tank; No listed utilities
• Home design: Single family residence; Measured living area per public records
• Construction: Wood siding construction; Measured building area
• Exterior features: Wood siding; Shed(s); Not waterfront

Interior

• Kitchen: Electric range
• Bedrooms: 5 total rooms (includes bedroom on first floor)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No cooling
• Interior features: First-floor bedroom; Front porch
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (14.8% below list).
• Recommended offer: $87k (18.5% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 1.7% in Narrowsburg — 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 56/100 on livability (#1,108 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, 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: 43 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($736 loan paydown + $11k 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 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,800 (18.5% 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 49 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.95%
• DSCR: 0.56
• GRM: 9.8

CMA / ARV

• ARV (median comp): $326,168
• List price: $106,500
• Delta: -67.35%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Wood Oak Dr	0.69mi	2/1.0	800 (-9%)	16mo	$419,000	$524	40
20 Wood Oak Dr	0.68mi	2/1.0	772 (-12%)	13mo	$410,000	$531	37

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: 17.4%
• Equity multiple: 2.42×
• Total profit: $42,405
• Equity at exit: $95,944

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $137,569
• Equity at exit: $206,906

Cash invested: $29,820 (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 12764

• Home prices YoY: 15.3%
• Active inventory: 43
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$558
• Tax from tax record: −$362 /mo · $4,340/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-247

Break-even live

Break-even rent $1,221

Max offer price $86,800

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: $26,625
• Closing costs: $3,195
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $106,500 Active 49 DOM
2. 2026-06-17
   days on market $106,500 Active 48 DOM
3. 2026-06-16
   days on market $106,500 Active 47 DOM
4. 2026-06-15
   days on market $106,500 Active 46 DOM
5. 2026-06-13
   days on market $106,500 Active 44 DOM
6. 2026-06-12
   days on market $106,500 Active 43 DOM
7. 2026-06-09
   days on market $106,500 Active 40 DOM
8. 2026-06-08
   days on market $106,500 Active 39 DOM
9. 2026-06-07
   days on market $106,500 Active 38 DOM
10. 2026-06-07
    days on market $106,500 Active 37 DOM
11. 2026-06-04
    pricedays on market $106,500 Active 34 DOM
12. 2026-06-02
    days on market $114,900 Active 33 DOM
13. 2026-06-01
    days on market $114,900 Active 32 DOM
14. 2026-05-31
    days on market $114,900 Active 31 DOM
15. 2026-05-14
    listed $114,900 Active 1015-char remark

    Show marketing remark (1015 chars)

    Set along Route 52 in Narrowsburg, this single-level ranch offers a straightforward layout with natural flow between the living room, dining area, and centrally located kitchen. The home has a solid footprint that's easy to make your own, giving the next owner room to personalize without taking on a full renovation. Three bedrooms and a full bath sit along the hall, and the large front room adds a flexible bonus space that can serve as a second living area, office, or creative setup. The existing features provide a clean starting point, and the layout makes updates simple for anyone who wants to fine-tune the home over time. The property sits on open land with a few trees toward the back, offering a comfortable sense of space while keeping you close to town, the Delaware River, and local shops. With no HOA and plenty of room to shape the property to your liking, this is a practical option in the Narrowsburg market for buyers looking for single-level living with the opportunity to add their own touch.

16. 2026-04-30
    listed $114,900 Active 1021-char remark
17. 2025-07-18
    historical
18. 2025-04-01
    price $105,000
19. 2025-03-30
    price $119,000
20. 2025-03-25
    listed $130,000 Active
21. 2025-03-04
    historical
22. 2025-02-11
    price $199,000
23. 2025-01-17
    listed $234,000 Active
24. 2006-11-16
    soldstatus $145,000

ⓘ 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: $4,340 · $362/mo
• Projected year-2 tax: $4,340 · $362/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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,894
• − Mortgage interest: −$5,966
• − Property taxes: −$4,340
• − Insurance: −$532
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$3,098
• Taxable loss: −$4,785
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $-1,819/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 — Narrowsburg

• Score: 56/100
• State rank: #1108
• US rank: #22694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,827

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 (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 6% Two or more races 3%
• Common ancestry: Danish 4% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, Mexico
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 1%

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: ▲ 55.78%
• Current HPI: 420.1391
• 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

-26.6% since first listed

12 events — show timeline

• 2026-06-03 Price Changed $106,500 PWMLS
• 2026-06-03 Price Changed $106,500 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $114,900 PWMLS
• 2026-04-30 Listed $114,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $105,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-30 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-25 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-17 Listed $234,000 OneKey® MLS as Distributed by MLS Grid
• 2006-11-16 Sold (Public Records) $145,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $4,340 · +2.8% YoY. Source: county tax records.