747 Bloomingburg Rd · Bloomingburg, NY 12721

$369,000

3 bd · 2.0 ba · 1,712 sqft · MultiFamily public records · 42 Days on market

Built 1957 0.88 ac lot

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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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 747 Bloomingburg Road , a versatile legal 2 family split-level home set on nearly an acre of land in the heart of the Hudson Valley. The main residence offers generous living space with 3 bedrooms and 2 full baths, while a self-contained studio apartment with its own private entrance provides an incredible opportunity for rental income or a perfect setup for extended family, guests, or a home office suite. Whether you're an owner-occupant looking to offset your mortgage or an investor seeking a turnkey income property, this home delivers real flexibility. Enjoy summer days in your private in-ground pool, and take advantage of the 2 car garage tucked under the home alongside a sem

Key facts

• 2-family designation
• In-ground pool
• Private entrance

Tags

• 2-FAMILY DESIGNATION
• STUDIO APARTMENT
• PRIVATE ENTRANCE
• IN-GROUND POOL
• 1-CAR GARAGE
• SEMI-FINISHED BASEMENT

Property features AI

Exterior

• Parking: Driveway; Garage; 6 total parking spaces; 2-car garage
• Utilities: Septic tank; Electricity connected; Natural gas connected; Private trash collection
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Private pool; No waterfront

Interior

• Bedrooms: One 3-bedroom unit
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Oil heating
• Interior features: First-floor bedroom; First-floor full bathroom; Primary bathroom
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $369k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive. Per door: $144/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.6% in Bloomingburg — 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 49/100 on livability (#1,175 in NY) — a working-class tenant base; expect higher turnover. Watch: cost of living D+, housing D+, crime F.
• Pine Bush Central School District (rural): math 38% / reading 45% proficiency, ranked #468 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Bush Elementary School (math 12% / reading 45%, grade F, #1,771 of 2,108 statewide, top 84%, 649 students, 53% FRL); Crispell Middle School (math 17% / reading 46%, grade F, #522 of 729 statewide, top 73%, 633 students, 52% FRL); Pine Bush Senior High School (math 92% / reading 67%, grade A-, #518 of 1,100 statewide, top 51%, 1,615 students, 56% FRL) — zoned schools average 54% FRL vs 29% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $110k; list at $369k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.01% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,119,515
• List price: $369,000
• Delta: -67.04%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-41,361
• Equity at exit: $55,019

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-11,955
• Equity at exit: $31,904

Cash invested: $103,320 (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 12721

• Home prices YoY: -2.1%
• Active inventory: 83
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $3,718 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$561 /mo · $6,730/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $288

Break-even live

Break-even rent $3,354

Max offer price $369,000

Occupancy floor 87%

Sensitivity live

Price	-10% $496	-5% $392	+0% $288	+5% $183	+10% $79
Rent	-10% $-6	-5% $141	+0% $288	+5% $434	+10% $581
Rate	-1.0pp $473	-0.5pp $381	base $288	+0.5pp $192	+1.0pp $95

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,718
Total (2 units)			$3,718

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 North Rd Bloomingburg, NY	3.0	1.0	1400	$2,700	$1.93	21d	1	1.16mi

Listing history 8 events

1. 2026-06-02
   status $369,000 Pending 42 DOM
2. 2026-06-01
   days on market $369,000 Active 42 DOM
3. 2026-05-31
   days on market $369,000 Active 41 DOM
4. 2026-05-30
   days on market $369,000 Active 40 DOM
5. 2026-04-21
   historical
6. 2026-04-20
   listed $369,000 Active
7. 2026-04-20
   listed $369,000 Active 1663-char remark
8. 2001-08-02
   soldstatus $110,000

ⓘ 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: $6,730 · $561/mo
• Projected year-2 tax: $6,730 · $561/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 4/10 Moderate 7 d/yr ≥98°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,616
• − Mortgage interest: −$20,670
• − Property taxes: −$6,730
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,569
• − Management: −$3,569
• − Depreciation: −$10,735
• Taxable loss: −$2,502
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $4,051/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: Pine Bush Central School District
• NCES district ID: 3623010
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $72,525
• Composite: 37.87/100
• National rank: #4324
• State rank: #468 of 590 in NY

Livability — Bloomingburg

• Score: 49/100
• State rank: #1175
• US rank: #25817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,590

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 14% Hispanic / Latino 13% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 8% Cuban 2% Dominican 2%
• Common ancestry: Romanian 4% Scandinavian 4% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 79% English-only · German/W. Germanic 12% Spanish 5% Other Indo-European 1%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 320.383
• 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

+235.5% since first listed

5 events — show timeline

• 2026-06-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2001-08-02 Sold (Public Records) $110,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $6,730 · +4.7% YoY. Source: county tax records.