52 Greentree Rd Unit 12A · Monticello, NY 12701

$39,900

2 bd · 1.0 ba · 770 sqft · SingleFamily · 34 Days on market

Built 1940 Fair condition 15 ac lot $52/sqft · 74% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to Robin’s Hood Co-op in Monticello! Seasonal bungalow community located at 52 Greentree Rd, just 2 hours from NYC and minutes to the Village of Monticello. Set on 16 acres with 80 units, the season runs May 15–Oct. 15. This 2-bedroom, 1-bath unit (12A) includes a kitchen, dining area, living room and deck. Annual maintenance includes taxes, water, electric, gas, and grounds. Enjoy amenities like a large outdoor pool, tennis, basketball & handball courts, playground, community laundry, and clubhouse with weekend shows and card games. Friendly, welcoming community. Close to Bethel Woods, Resorts World Casino, Kartrite Indoor Water Park & Holiday Mountain Fun

Key facts

• Community laundry
• Handball courts
• Tennis courts

Tags

• LARGE OUTDOOR POOL
• TENNIS COURTS
• BASKETBALL COURTS
• HANDBALL COURTS
• PLAYGROUND
• COMMUNITY LAUNDRY

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Tennis courts; Association covers utilities, common area maintenance, exterior maintenance, sewer and water

Exterior

• Parking: Other parking (details not specified); No carport
• Utilities: Public sewer; Utilities included in association (see remarks for details)
• Home design: Stock cooperative; Entry on level 1
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1st-floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; No cooling
• Interior features: Eat-in kitchen; First-floor bedroom; First-floor full bath; Common area laundry; Pets allowed (contact association)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.4% vs local median 3.4% in Monticello — 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 (#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: 186 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).
• This rent runs 35% 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 $4k of equity ($276 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 4.15% ✓
• Cap rate: 37.35%
• Cash-on-cash: 110.93%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

• ARV (median comp): $154,624
• List price: $39,900
• Delta: -74.20%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.84×
• Total profit: $87,534
• Equity at exit: $35,945

10-year hold

• IRR: —
• Equity multiple: 19.45×
• Total profit: $206,096
• Equity at exit: $77,517

Cash invested: $11,172 (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: 186
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $1,033

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,060	-5% $1,047	+0% $1,033	+5% $1,019	+10% $1,005
Rent	-10% $902	-5% $967	+0% $1,033	+5% $1,098	+10% $1,164
Rate	-1.0pp $1,053	-0.5pp $1,043	base $1,033	+0.5pp $1,022	+1.0pp $1,012

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 34 DOM
2. 2026-06-17
   days on market $39,900 Active 33 DOM
3. 2026-06-16
   days on market $39,900 Active 32 DOM
4. 2026-06-15
   days on market $39,900 Active 31 DOM
5. 2026-06-14
   days on market $39,900 Active 29 DOM
6. 2026-06-10
   days on market $39,900 Active 26 DOM
7. 2026-06-09
   days on market $39,900 Active 25 DOM
8. 2026-06-08
   days on market $39,900 Active 24 DOM
9. 2026-06-07
   days on market $39,900 Active 23 DOM
10. 2026-06-03
    days on market $39,900 Active 19 DOM
11. 2026-06-02
    days on market $39,900 Active 18 DOM
12. 2026-06-01
    days on market $39,900 Active 17 DOM
13. 2026-05-31
    days on market $39,900 Active 16 DOM
14. 2026-05-31
    days on market $39,900 Active 15 DOM
15. 2026-05-14
    listed $39,900 Active 718-char remark
16. 2026-01-01
    historical
17. 2025-07-15
    listed $34,500 Active
18. 2024-07-11
    historical
19. 2024-07-02
    listed $30,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $19,876
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$1,161
• Taxable income: $12,502
• Est. tax owed @ 24.0%: −$3,001
• After-tax cash flow: $9,393/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, updating kitchen cabinets, and replacing windows, to improve its condition and value.

Repairs flagged

• Major Kitchen cabinets — Photos show no kitchen
• Minor Paint touch-ups — Paint appears chipped in some areas
• Moderate Window replacements — Windows appear old

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and functionality
• Both Window replacements — Enhances curb appeal and natural light
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Photos show no kitchen	Major	$15,000–50,000
Paint touch-ups · Paint appears chipped in some areas	Minor	$500–3,000
Window replacements · Windows appear old	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and functionality ↑
• Both Window replacements — Enhances curb appeal and natural light ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+33.0% since first listed

5 events — show timeline

• 2026-05-14 Listed $39,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-15 Listed $34,500 OneKey® MLS as Distributed by MLS Grid
• 2024-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-02 Listed $30,000 OneKey® MLS as Distributed by MLS Grid