526 Mountain Ave · Cairo, NY 12413

$465,500

10 bd · 4.0 ba · 4,953 sqft · MultiFamily · 405 Days on market

Built 1920 Fair condition 1.48 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

Key facts

• Large rear deck
• 1.48 acre lot
• Built 1920

Tags

• WRAPAROUND COVERED PORCH
• LARGE REAR DECK
• VIEWS OF BLACKHEAD MOUNTAINS
• 15 MINUTES TO GREEN LAKE
• 15 MINUTES TO HUDSON RIVER

What this means for you Summary

Snapshot

• This is a 10-bed/4.0-bath multifamily listed at $466k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $466k).
• Recommended offer: $410k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.9% in Cairo — 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 64/100 on livability (#755 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: schools D-, amenities F, commute F.
• 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.
• Market conditions: 62 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 $50k of equity ($3k loan paydown + $47k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $130k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.3%
• Equity multiple: 3.67×
• Total profit: $347,432
• Equity at exit: $419,359

10-year hold

• IRR: 29.5%
• Equity multiple: 8.29×
• Total profit: $949,646
• Equity at exit: $904,364

Cash invested: $130,340 (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 12413

• Active inventory: 62
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $6,020 medium
• Mortgage (P&I): −$2,441
• Tax est. 1.5%: −$582 /mo · $6,982/yr
• Insurance: −$194
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,264
• Net cashflow: $1,472

Break-even live

Break-even rent $4,156

Max offer price $465,500

Occupancy floor 71%

Sensitivity live

Price	-10% $1,794	-5% $1,633	+0% $1,472	+5% $1,312	+10% $1,151
Rent	-10% $997	-5% $1,235	+0% $1,472	+5% $1,710	+10% $1,948
Rate	-1.0pp $1,707	-0.5pp $1,591	base $1,472	+0.5pp $1,352	+1.0pp $1,229

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,020
Total (4 units)			$6,020

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: $116,375
• Closing costs: $13,965
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $465,500 Active 405 DOM
2. 2026-06-17
   days on market $465,500 Active 404 DOM
3. 2026-06-16
   days on market $465,500 Active 403 DOM
4. 2026-06-15
   days on market $465,500 Active 402 DOM
5. 2026-06-14
   days on market $465,500 Active 400 DOM
6. 2026-06-10
   days on market $465,500 Active 397 DOM
7. 2026-06-09
   days on market $465,500 Active 396 DOM
8. 2026-06-08
   days on market $465,500 Active 395 DOM
9. 2026-06-07
   days on market $465,500 Active 394 DOM
10. 2026-06-05
    days on market $465,500 Active 391 DOM
11. 2026-06-03
    days on market $465,500 Active 390 DOM
12. 2026-06-02
    days on market $465,500 Active 389 DOM
13. 2026-06-01
    days on market $465,500 Active 388 DOM
14. 2026-05-31
    days on market $465,500 Active 387 DOM
15. 2026-05-31
    days on market $465,500 Active 386 DOM
16. 2026-05-11
    status Active 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

17. 2026-05-11
    status Active 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

18. 2026-04-19
    historical Active Under Contract 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

19. 2026-04-19
    historical Active Under Contract 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

20. 2026-03-16
    price $465,500 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

21. 2026-03-16
    price $465,500 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

22. 2026-01-02
    price $475,500 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

23. 2026-01-02
    price $475,500 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

24. 2024-03-07
    listed $499,900 Active 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

25. 2024-03-07
    listed $499,900 Active 2418-char remark

    Show marketing remark (2418 chars)

    A Rare Catskills Investment Opportunity! A 4-Unit Multi-Family at 526 Mountain Avenue in the hamlet of Purling. Discover one of the Catskills' most scenic income-producing properties at 526 Mountain Avenue, perfectly positioned at the corner of Mountain Avenue and Falls View Lane in the storybook hamlet of Purling. This fully configured 4-unit multi-family sits on 1.48 acres overlooking the Shingle Kill Trout Stream, with sweeping views of the Blackhead Mountains as your daily backdrop. With 10 bedrooms spread across four well-appointed units and each tenant responsible for their own utilities, this property is structured to keep operating expenses lean and cash flow predictable. The units are thoughtfully laid out. Unit 1 offers 3 bedrooms, a full bath, a kitchen, and a living room. Unit 2 features 2 bedrooms, a full bath, a kitchen, and a living room. Unit 3 steps it up with 2 bedrooms, a generously sized full bath complete with a Jacuzzi tub and shower, a kitchen with a pantry, and a living room. Unit 4 spans two floors and offers 3 or more bedrooms, a full bath, a kitchen, and a living room with a private walkout to a large deck. The property itself is as inviting as its surroundings. A wraparound covered porch, an expansive rear deck, a dedicated parking area, and generous yard space give tenants room to breathe and give you a property that attracts and retains quality renters. The location may be your single greatest asset. Situated in the hamlet of Purling within the town of Cairo, 526 Mountain Avenue is walkable to Cairo's Main Street, where tenants and guests will find restaurants, bakeries, coffee shops, a craft brewery, shopping, and the Cairo Town Park. Beyond that, the surrounding Catskills region offers four seasons of draw. Windham Mountain is just 20 minutes away, Hunter Mountain 30 minutes, Green Lake and Zoom Flume Water Park 15 minutes, and Dutchman's Landing and the Hudson River are also within a short 15-minute drive. Year-round demand, four seasons of appeal, and the kind of location that keeps units consistently occupied. To help you evaluate confidently before setting foot on the property, a 3D virtual tour and 3D sky tour are available, giving you an immersive look at the layout, scale, and setting from anywhere. Explore the tours, run your numbers, and come see why 526 Mountain Avenue is a Catskills investment opportunity worth serious consideration.

26. 2022-03-10
    listed $589,000
27. 2019-06-18
    listed $49,900
28. 2017-11-30
    listed $69,900
29. 2017-05-18
    listed $89,900

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $72,240
• − Mortgage interest: −$26,075
• − Property taxes: −$6,982
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,779
• − Management: −$5,779
• − Depreciation: −$13,542
• Taxable income: $10,957
• Est. tax owed @ 24.0%: −$2,630
• After-tax cash flow: $15,039/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom fixtures — Signs of wear.
• Minor Exterior siding — Some discoloration and wear.
• Minor Hardwood flooring — Worn appearance.
• Minor Paint on interior walls — Chipping in some areas.
• Minor Windows — May need cleaning.
• Minor Landscaping — Minimal and overgrown areas.
• Minor HVAC/mechanicals — No visible signs of major issues, but may need maintenance.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Clean windows — Clean windows can make the home more appealing and increase its value.
• Both Inspect roof for minor damage — Minor roof repairs can prevent further damage and increase the home's value.
• Both Maintain HVAC/mechanicals — Well-maintained HVAC can improve comfort and energy efficiency.
• Both Landscaping and porch debris removal — A well-maintained exterior can increase the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom fixtures · Signs of wear.	Minor	$500–3,000
Exterior siding · Some discoloration and wear.	Minor	$500–3,000
Hardwood flooring · Worn appearance.	Minor	$500–3,000
Paint on interior walls · Chipping in some areas.	Minor	$500–3,000
Windows · May need cleaning.	Minor	$500–3,000
Landscaping · Minimal and overgrown areas.	Minor	$500–3,000
HVAC/mechanicals · No visible signs of major issues, but may need maintenance.	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Clean windows — Clean windows can make the home more appealing and increase its value. ↑
• Both Inspect roof for minor damage — Minor roof repairs can prevent further damage and increase the home's value. ↑
• Both Maintain HVAC/mechanicals — Well-maintained HVAC can improve comfort and energy efficiency. ↑
• Both Landscaping and porch debris removal — A well-maintained exterior can increase the home's curb appeal and 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: 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 — Cairo

• Score: 64/100
• State rank: #755
• US rank: #14433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,406
• Population (ZIP): 3,406

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 (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Iranian 4% Romanian 4% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 2%

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: ▲ 140.58%
• Current HPI: 406.4299
• 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

+417.8% since first listed

14 events — show timeline

• 2026-05-11 Relisted — HVCRMLS
• 2026-05-11 Relisted — HVCRMLS
• 2026-04-19 Contingent — HVCRMLS
• 2026-04-19 Contingent — HVCRMLS
• 2026-03-16 Price Changed $465,500 HVCRMLS
• 2026-03-16 Price Changed $465,500 HVCRMLS
• 2026-01-02 Price Changed $475,500 HVCRMLS
• 2026-01-02 Price Changed $475,500 HVCRMLS
• 2024-03-07 Listed $499,900 HVCRMLS
• 2024-03-07 Listed $499,900 HVCRMLS
• 2022-03-10 Listed $589,000 HVCRMLS
• 2019-06-18 Listed $49,900 HVCRMLS
• 2017-11-30 Listed $69,900 HVCRMLS
• 2017-05-18 Listed $89,900 HVCRMLS