42 Old Sackett Rd · Rock Hill, NY 12775

$399,900

3 bd · 2.0 ba · 2,016 sqft · MultiFamily public records · 30 Days on market

Built 1994 0.69 ac lot

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Why this score? — see what drove the C+ 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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Incredible, sparkling duplex. Great area Incredible, sparkling duplex. 2 units - 2 bedrooms / 1 bathroom, and 1 bedroom / 1 bathroom. Office/Den rooms as well. Completely updated. New Boiler, Roof, WellPump. Downstair. Apt: NEW Vinyl Plank Flooring. Great area, close to everything. Near Casino, Bethel Woods, Monticello, and Middletown. Only 90 Minutes from NYC. Can make a combined offer with MLS 6250558 ACCEPTED OFFER Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Newer boiler
• Newer roof
• Well pump

Tags

• NEWER BOILER
• NEWER ROOF
• WELL PUMP
• VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Driveway parking; Private parking; Total of 4 parking spaces
• Utilities: Electricity connected (NYSEG); Water connected; Sewer connected (septic tank); Private trash collection
• Home design: Duplex; Frame construction
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: No waterfront; No additional parcels

Interior

• Kitchen: Open kitchen layout; Granite counters
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Carpeting; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Wall/window air conditioning units
• Interior features: First floor bedroom; Ceiling fans; Granite counters; Open kitchen; Washer/dryer hookup
• Laundry & utility: Dedicated laundry room; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive. Per door: $336/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in Rock Hill — 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 69/100 on livability (#478 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Kenneth L Rutherford School (math 12% / reading 20%, grade F, #2,020 of 2,108 statewide, top 96%, 492 students, 81% 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 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k 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 $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $330k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $393,901 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.3

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $260,474
• Equity at exit: $360,262

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $733,189
• Equity at exit: $776,918

Cash invested: $111,972 (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 12775

• Home prices YoY: 2.6%
• Active inventory: 62
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $672

Break-even live

Break-even rent $3,150

Max offer price $399,900

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,000
Total (2 units)			$4,000

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Rock Hill Dr Rock Hill, NY	2.0	1.0	1416	$2,000	$1.41	18d	1	0.42mi
15 Norfolk Ct Rock Hill, NY	4.0	2.0	1726	$2,500	$1.45	43d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $399,900 Active 30 DOM
2. 2026-06-17
   days on market $399,900 Active 29 DOM
3. 2026-06-16
   days on market $399,900 Active 28 DOM
4. 2026-06-15
   days on market $399,900 Active 27 DOM
5. 2026-06-14
   days on market $399,900 Active 25 DOM
6. 2026-06-10
   days on market $399,900 Active 22 DOM
7. 2026-06-09
   days on market $399,900 Active 21 DOM
8. 2026-06-08
   days on market $399,900 Active 20 DOM
9. 2026-06-07
   days on market $399,900 Active 19 DOM
10. 2026-06-03
    days on market $399,900 Active 15 DOM
11. 2026-06-02
    days on market $399,900 Active 14 DOM
12. 2026-06-01
    days on market $399,900 Active 13 DOM
13. 2026-05-31
    days on market $399,900 Active 12 DOM
14. 2026-05-31
    days on market $399,900 Active 11 DOM
15. 2026-05-19
    listed $399,900 Active
16. 2023-08-02
    soldstatus $330,000 Closed 482-char remark

    Show marketing remark (482 chars)

    Incredible, sparkling duplex. Great area Incredible, sparkling duplex. 2 units - 2 bedrooms / 1 bathroom, and 1 bedroom / 1 bathroom. Office/Den rooms as well. Completely updated. New Boiler, Roof, WellPump. Downstair. Apt: NEW Vinyl Plank Flooring. Great area, close to everything. Near Casino, Bethel Woods, Monticello, and Middletown. Only 90 Minutes from NYC. Can make a combined offer with MLS 6250558 ACCEPTED OFFER Additional Information: HeatingFuel:Oil Above Ground,

17. 2023-08-02
    soldstatus $330,000

    Show marketing remark (482 chars)

    Incredible, sparkling duplex. Great area Incredible, sparkling duplex. 2 units - 2 bedrooms / 1 bathroom, and 1 bedroom / 1 bathroom. Office/Den rooms as well. Completely updated. New Boiler, Roof, WellPump. Downstair. Apt: NEW Vinyl Plank Flooring. Great area, close to everything. Near Casino, Bethel Woods, Monticello, and Middletown. Only 90 Minutes from NYC. Can make a combined offer with MLS 6250558 ACCEPTED OFFER Additional Information: HeatingFuel:Oil Above Ground,

18. 2023-06-29
    status Pending 482-char remark

    Show marketing remark (482 chars)

    Incredible, sparkling duplex. Great area Incredible, sparkling duplex. 2 units - 2 bedrooms / 1 bathroom, and 1 bedroom / 1 bathroom. Office/Den rooms as well. Completely updated. New Boiler, Roof, WellPump. Downstair. Apt: NEW Vinyl Plank Flooring. Great area, close to everything. Near Casino, Bethel Woods, Monticello, and Middletown. Only 90 Minutes from NYC. Can make a combined offer with MLS 6250558 ACCEPTED OFFER Additional Information: HeatingFuel:Oil Above Ground,

19. 2023-05-25
    listed $349,000 Active 482-char remark

    Show marketing remark (482 chars)

    Incredible, sparkling duplex. Great area Incredible, sparkling duplex. 2 units - 2 bedrooms / 1 bathroom, and 1 bedroom / 1 bathroom. Office/Den rooms as well. Completely updated. New Boiler, Roof, WellPump. Downstair. Apt: NEW Vinyl Plank Flooring. Great area, close to everything. Near Casino, Bethel Woods, Monticello, and Middletown. Only 90 Minutes from NYC. Can make a combined offer with MLS 6250558 ACCEPTED OFFER Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $4,726 · $394/mo
• Expected delta: +$2,032/yr (+$169/mo · 75.5%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $48,000
• − Mortgage interest: −$22,401
• − Property taxes: −$2,694
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$11,633
• Taxable income: $1,593
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $7,679/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: 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 — Rock Hill

• Score: 69/100
• State rank: #478
• US rank: #8452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, NY
• City population: 2,661
• Population (ZIP): 2,661

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Italian 4% Scotch-Irish 4%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% 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: ▲ 11.12%
• Current HPI: 437.7751
• 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

+14.6% since first listed

5 events — show timeline

• 2026-05-19 Listed $399,900 OneKey® MLS as Distributed by MLS Grid
• 2023-08-02 Sold (Public Records) $330,000 Public Records
• 2023-08-02 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-25 Listed $349,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $2,694 · +3.3% YoY. Source: county tax records.