141 Jones Rd · Round Top, NY 12473

$260,000

4 bd · 3.0 ba · 2,240 sqft · Manufactured · 354 Days on market

Built 2002 2.00 ac lot $116/sqft · 53% below area ↓ 17% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.9/10.0
• Cash flow +6.3/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks MLS

A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

Key facts

• Open floor plan
• Back covered porch
• 2 acre lot

Tags

• PRIMARY BEDROOM AND BATH SUITE
• OPEN FLOOR PLAN
• KITCHEN WITH BREAKFAST BAR
• DINING ROOM WITH FIREPLACE
• LIVING ROOM WITH WOOD STOVE
• BACK COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (35.0% below list).
• Recommended offer: $169k (35.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Cairo-Durham Central School District (rural): math 41% / reading 48% proficiency, ranked #470 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cairo-Durham Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 439 students, 60% FRL); Cairo-Durham Middle School (math 27% / reading 47%, grade F, #448 of 729 statewide, top 63%, 256 students, 62% FRL); Cairo-Durham High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 325 students, 59% FRL) — zoned schools average 60% FRL vs 40% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.8% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• It's been on market 354 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,964 (35.0% 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 354 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.65% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.62%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $559,044
• List price: $260,000
• Delta: -53.49%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.17×
• Total profit: $12,392
• Equity at exit: $128,045

10-year hold

• IRR: 6.0%
• Equity multiple: 2.00×
• Total profit: $72,878
• Equity at exit: $206,468

Cash invested: $72,800 (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 12473

• Home prices YoY: 0.9%
• Active inventory: 11
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-462

Break-even live

Break-even rent $2,274

Max offer price $193,150

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-372	+0% $-462	+5% $-552	+10% $-642
Rent	-10% $-595	-5% $-529	+0% $-462	+5% $-395	+10% $-329
Rate	-1.0pp $-331	-0.5pp $-396	base $-462	+0.5pp $-529	+1.0pp $-598

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $260,000 Active 354 DOM
2. 2026-06-18
   days on market $260,000 Active 351 DOM
3. 2026-06-17
   days on market $260,000 Active 350 DOM
4. 2026-06-16
   days on market $260,000 Active 349 DOM
5. 2026-06-15
   statusdays on market $260,000 Active 348 DOM
6. 2026-06-14
   days on market $260,000 Active Under Contract 346 DOM
7. 2026-06-10
   days on market $260,000 Active Under Contract 343 DOM
8. 2026-06-09
   days on market $260,000 Active Under Contract 342 DOM
9. 2026-06-08
   days on market $260,000 Active Under Contract 341 DOM
10. 2026-06-07
    statusdays on market $260,000 Active Under Contract 340 DOM
11. 2026-06-05
    days on market $260,000 Active 337 DOM
12. 2026-06-03
    days on market $260,000 Active 336 DOM
13. 2026-06-02
    days on market $260,000 Active 335 DOM
14. 2026-06-01
    days on market $260,000 Active 334 DOM
15. 2026-05-31
    days on market $260,000 Active 333 DOM
16. 2026-05-31
    days on market $260,000 Active 332 DOM
17. 2026-03-30
    status Active 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

18. 2026-03-30
    price $260,000 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

19. 2025-11-10
    historical Active Under Contract 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

20. 2025-10-09
    status Active 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

21. 2025-09-21
    historical Active Under Contract 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

22. 2025-08-21
    price $299,900 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

23. 2025-07-02
    listed $314,900 Active 989-char remark

    Show marketing remark (989 chars)

    A Beautifully Improved 4 bedroom, 3 bath home on 2 acres in the charming hamlet of Round Top! The home features a primary bedroom & bath suite, an open floor plan, a kitchen with a breakfast bar, a dining room with a fireplace, a living room with a wood stove, a laundry room, a back covered porch & deck, a front covered porch, and a shed. There's ample yard space for play and recreation and a circular driveway. The home has great proximity to the area's destinations and attractions as it's 20 minutes to Zoom Flume Water Park, 25 minutes to Windham Ski Mountain, 35 minutes to Hunter Ski Mountain, 20 minutes to Green Lake, 25 minutes to Dutchman's Landing Park & the Hudson River, 30 minutes to the Village of Saugerties, 20 minutes to the Village of Catskill, 30 minutes to North-South Lake, & 35 minutes to Colgate Lake. It's a nice home in a beautiful setting! View our 3D virtual tours, floor plans, & multi-media website of the home & property.

ⓘ 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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,276
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$7,564
• Taxable loss: −$10,296
• Est. tax savings @ 24.0%: +$2,471
• After-tax cash flow: $-3,073/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: Cairo-Durham Central School District
• NCES district ID: 3606160
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $46,192
• Composite: 37.84/100
• National rank: #4330
• State rank: #470 of 590 in NY

Livability — Round Top

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Round Top, NY
• City population: 1,344
• Population (ZIP): 693

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Scotch-Irish 5% Romanian 5% Lithuanian 4%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▲ 3.75%
• Current HPI: 424.2436
• 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

-17.4% since first listed

7 events — show timeline

• 2026-03-30 Relisted — HVCRMLS
• 2026-03-30 Price Changed $260,000 HVCRMLS
• 2025-11-10 Contingent — HVCRMLS
• 2025-10-09 Relisted — HVCRMLS
• 2025-09-21 Contingent — HVCRMLS
• 2025-08-21 Price Changed $299,900 HVCRMLS
• 2025-07-02 Listed $314,900 HVCRMLS