84 North Rd · Bloomingburg, NY 12721

$589,900

5 bd · 3.0 ba · 2,206 sqft · MultiFamily public records · 221 Days on market

Built 1930 1.09 ac lot Est $858k · 31% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Welcome to 84 North Road, a charming Cape Cod-style triplex located in the heart of Bloomingburg. This unique investment opportunity offers three units set on over an acre of land, combining space, comfort, and great potential. The property features a brand-new septic system, a rebuilt boiler, and thoughtful updates that make it ready for its next chapter. Perfectly situated next to Route 17 — just 8 miles from Middletown — residents enjoy convenient access to nearby shops, schools, and all that Sullivan County has to offer. This is a new opportunity in a fantastic location that you won’t want to pass up, whether you’re searching for a rental property with consistent income or a place to live while earning rental income!

Key facts

• Rebuilt boiler
• Over an acre of land
• 1.09 acre lot

Tags

• CAPE COD-STYLE TRIPLEX
• BRAND-NEW SEPTIC SYSTEM
• REBUILT BOILER
• OVER AN ACRE OF LAND
• CONVENIENT ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $590k).
• Recommended offer: $519k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 Senior High School (math 92% / reading 67%, grade A-, #518 of 1,100 statewide, top 51%, 1,615 students, 56% FRL) — zoned schools average 56% FRL vs 29% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 42% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the Pine Bush Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($519k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $160k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $365k; list at $590k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $519,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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?
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: 1.11% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $857,735
• List price: $589,900
• Delta: -31.23%
• 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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-16,337
• Equity at exit: $87,956

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $87,830
• Equity at exit: $51,004

Cash invested: $165,172 (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 12721

• Home prices YoY: -2.1%
• Active inventory: 83
• Price-to-rent: 22.6×

Monthly cashflow live

• Estimated rent: $6,536 medium
• Mortgage (P&I): −$3,093
• Tax from tax record: −$580 /mo · $6,958/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,373
• Net cashflow: $1,244

Break-even live

Break-even rent $4,961

Max offer price $589,900

Occupancy floor 76%

Sensitivity live

Price	-10% $1,578	-5% $1,411	+0% $1,244	+5% $1,077	+10% $910
Rent	-10% $728	-5% $986	+0% $1,244	+5% $1,502	+10% $1,761
Rate	-1.0pp $1,541	-0.5pp $1,394	base $1,244	+0.5pp $1,091	+1.0pp $936

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,537
Total (3 units)			$6,536

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Evergreen Ln Bloomingburg, NY	5.0	3.0	2500	$2,800	$1.12	45d	1	1.25mi

Listing history 14 events

1. 2026-06-01
   days on market $589,900 Active 221 DOM
2. 2026-05-31
   days on market $589,900 Active 220 DOM
3. 2026-05-30
   days on market $589,900 Active 219 DOM
4. 2026-04-22
   price $589,900 754-char remark

   Show marketing remark (754 chars)

   Welcome to 84 North Road, a charming Cape Cod-style triplex located in the heart of Bloomingburg. This unique investment opportunity offers three units set on over an acre of land, combining space, comfort, and great potential. The property features a brand-new septic system, a rebuilt boiler, and thoughtful updates that make it ready for its next chapter. Perfectly situated next to Route 17 — just 8 miles from Middletown — residents enjoy convenient access to nearby shops, schools, and all that Sullivan County has to offer. This is a new opportunity in a fantastic location that you won’t want to pass up, whether you’re searching for a rental property with consistent income or a place to live while earning rental income!

5. 2026-04-14
   price $599,900 754-char remark

   Show marketing remark (754 chars)

   Welcome to 84 North Road, a charming Cape Cod-style triplex located in the heart of Bloomingburg. This unique investment opportunity offers three units set on over an acre of land, combining space, comfort, and great potential. The property features a brand-new septic system, a rebuilt boiler, and thoughtful updates that make it ready for its next chapter. Perfectly situated next to Route 17 — just 8 miles from Middletown — residents enjoy convenient access to nearby shops, schools, and all that Sullivan County has to offer. This is a new opportunity in a fantastic location that you won’t want to pass up, whether you’re searching for a rental property with consistent income or a place to live while earning rental income!

6. 2026-03-13
   price $599,999 754-char remark

   Show marketing remark (754 chars)

   Welcome to 84 North Road, a charming Cape Cod-style triplex located in the heart of Bloomingburg. This unique investment opportunity offers three units set on over an acre of land, combining space, comfort, and great potential. The property features a brand-new septic system, a rebuilt boiler, and thoughtful updates that make it ready for its next chapter. Perfectly situated next to Route 17 — just 8 miles from Middletown — residents enjoy convenient access to nearby shops, schools, and all that Sullivan County has to offer. This is a new opportunity in a fantastic location that you won’t want to pass up, whether you’re searching for a rental property with consistent income or a place to live while earning rental income!

7. 2025-12-02
   price $650,000 754-char remark

   Show marketing remark (754 chars)

   Welcome to 84 North Road, a charming Cape Cod-style triplex located in the heart of Bloomingburg. This unique investment opportunity offers three units set on over an acre of land, combining space, comfort, and great potential. The property features a brand-new septic system, a rebuilt boiler, and thoughtful updates that make it ready for its next chapter. Perfectly situated next to Route 17 — just 8 miles from Middletown — residents enjoy convenient access to nearby shops, schools, and all that Sullivan County has to offer. This is a new opportunity in a fantastic location that you won’t want to pass up, whether you’re searching for a rental property with consistent income or a place to live while earning rental income!

8. 2025-10-23
   listed $750,000 Active 754-char remark

   Show marketing remark (754 chars)

   Welcome to 84 North Road, a charming Cape Cod-style triplex located in the heart of Bloomingburg. This unique investment opportunity offers three units set on over an acre of land, combining space, comfort, and great potential. The property features a brand-new septic system, a rebuilt boiler, and thoughtful updates that make it ready for its next chapter. Perfectly situated next to Route 17 — just 8 miles from Middletown — residents enjoy convenient access to nearby shops, schools, and all that Sullivan County has to offer. This is a new opportunity in a fantastic location that you won’t want to pass up, whether you’re searching for a rental property with consistent income or a place to live while earning rental income!

9. 2022-07-20
   soldstatus $365,000
10. 2008-04-28
    soldstatus $210,000 188-char remark

    Show marketing remark (188 chars)

    Great Investment opportunity, live in one apartment while having other 2 apartments as income, 3 family sets back from road. Walking distance from village. Good rent potential. Needs work.

11. 2008-04-28
    soldstatus $210,000

    Show marketing remark (188 chars)

    Great Investment opportunity, live in one apartment while having other 2 apartments as income, 3 family sets back from road. Walking distance from village. Good rent potential. Needs work.

12. 2008-03-03
    historical 188-char remark

    Show marketing remark (188 chars)

    Great Investment opportunity, live in one apartment while having other 2 apartments as income, 3 family sets back from road. Walking distance from village. Good rent potential. Needs work.

13. 2007-02-02
    listed $215,000 188-char remark

    Show marketing remark (188 chars)

    Great Investment opportunity, live in one apartment while having other 2 apartments as income, 3 family sets back from road. Walking distance from village. Good rent potential. Needs work.

14. 2007-02-02
    listed $215,000

    Show marketing remark (188 chars)

    Great Investment opportunity, live in one apartment while having other 2 apartments as income, 3 family sets back from road. Walking distance from village. Good rent potential. Needs work.

ⓘ 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: $6,958 · $580/mo
• Projected year-2 tax: $8,464 · $705/mo
• Expected delta: +$1,506/yr (+$125/mo · 21.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,432
• − Mortgage interest: −$33,044
• − Property taxes: −$6,958
• − Insurance: −$2,950
• − Repairs & maintenance: −$6,275
• − Management: −$6,275
• − Depreciation: −$17,161
• Taxable income: $5,771
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $13,547/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 (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% 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 · 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: ▼ -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

+174.4% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $589,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $599,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $599,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-20 Sold (Public Records) $365,000 Public Records
• 2008-04-28 Sold (MLS) $210,000 HGMLS
• 2008-04-28 Sold (MLS) $210,000 HGMLS
• 2008-03-03 Delisted — HGMLS
• 2007-02-02 Listed $215,000 HGMLS
• 2007-02-02 Listed $215,000 HGMLS

Property tax history

+2.3%/yr

Latest (2025): $6,958 · -0.1% YoY. Source: county tax records.