#44 Loo Bridge Ln Unit 14b · Windham, NY 12496

$319,000

2 bd · 2.5 ba · 1,211 sqft · Townhouse · 91 Days on market

Built 1987 Good condition 1,742 sqft lot $263/sqft · 10% above area Est $289k · 10% over ↓ 6% since listing

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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 +11.0/30.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0

Listing remarks MLS

NEW PRICE! Turn Key! Pride of Ownership shows in this Windham Ridge 2 bedroom 2.5 bath, come and be part of the Windham Family in this sweet year round community. 1st level has Primary ensuite, and guest room with its own bath. 2nd level opens up to a spacious great room with open concept, bright and sunny. Fully equipped kitchen, A wood burning fireplace for those chilly days, vaulted ceilings and large sliders to let in the sun and peaceful country views with wood deck to enjoy all and take in the sun and relax outdoors. this level also has a third bedroom with a bath, to be used when needed . all very well taken care, , sold with basic furnishings and full kitchen. . Located minutes to skiing, golfing, hiking, biking and all that Windham has to offer, with great restaurants, brewery and movie Theatre and much more. Reasonable Taxes and HOA.

Key facts

• Large sliders
• Wood deck
• Primary ensuite

Tags

• PRIMARY ENSUITE
• WOOD BURNING FIREPLACE
• VAULTED CEILINGS
• LARGE SLIDERS
• PEACEFUL COUNTRY VIEWS
• WOOD DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (17.9% below list).
• Recommended offer: $262k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% in Windham — 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 60/100 on livability (#964 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools C-, crime D+, cost of living D+.
• Windham-Ashland-Jewett Central School District (rural): math 55% / reading 40% proficiency, ranked #517 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 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 $18k of equity ($2k loan paydown + $16k appreciation (5.1% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,801 (17.9% 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 91 days. Have you received any prior offers? Is the seller open to a 18% 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. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $289,113
• List price: $319,000
• Delta: 10.34%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Windham Ridge Rd Unit 17A	0.09mi	2/2.5	1,211 (0%)	9mo	$269,000	$222	88
73 Windham Ridge Rd Unit 16h	0.07mi	2/2.5	1,058 (-13%)	4mo	$310,000	$293	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.74×
• Total profit: $65,905
• Equity at exit: $181,860

10-year hold

• IRR: 12.7%
• Equity multiple: 3.31×
• Total profit: $206,400
• Equity at exit: $314,768

Cash invested: $89,320 (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 12496

• Home prices YoY: 1.2%
• Active inventory: 141
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,618 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-136

Break-even live

Break-even rent $2,791

Max offer price $299,276

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $319,000 Active 91 DOM
2. 2026-06-17
   days on market $319,000 Active 90 DOM
3. 2026-06-16
   days on market $319,000 Active 89 DOM
4. 2026-06-15
   days on market $319,000 Active 88 DOM
5. 2026-06-13
   days on market $319,000 Active 86 DOM
6. 2026-06-12
   days on market $319,000 Active 85 DOM
7. 2026-06-09
   days on market $319,000 Active 82 DOM
8. 2026-06-08
   days on market $319,000 Active 81 DOM
9. 2026-06-07
   days on market $319,000 Active 80 DOM
10. 2026-06-07
    days on market $319,000 Active 79 DOM
11. 2026-06-04
    days on market $319,000 Active 76 DOM
12. 2026-06-02
    days on market $319,000 Active 75 DOM
13. 2026-06-01
    days on market $319,000 Active 74 DOM
14. 2026-05-31
    days on market $319,000 Active 73 DOM
15. 2026-03-26
    price $319,000 857-char remark

    Show marketing remark (857 chars)

    NEW PRICE! Turn Key! Pride of Ownership shows in this Windham Ridge 2 bedroom 2.5 bath, come and be part of the Windham Family in this sweet year round community. 1st level has Primary ensuite, and guest room with its own bath. 2nd level opens up to a spacious great room with open concept, bright and sunny. Fully equipped kitchen, A wood burning fireplace for those chilly days, vaulted ceilings and large sliders to let in the sun and peaceful country views with wood deck to enjoy all and take in the sun and relax outdoors. this level also has a third bedroom with a bath, to be used when needed . all very well taken care, , sold with basic furnishings and full kitchen. . Located minutes to skiing, golfing, hiking, biking and all that Windham has to offer, with great restaurants, brewery and movie Theatre and much more. Reasonable Taxes and HOA.

16. 2026-03-19
    listed $339,000 Active 857-char remark

    Show marketing remark (857 chars)

    NEW PRICE! Turn Key! Pride of Ownership shows in this Windham Ridge 2 bedroom 2.5 bath, come and be part of the Windham Family in this sweet year round community. 1st level has Primary ensuite, and guest room with its own bath. 2nd level opens up to a spacious great room with open concept, bright and sunny. Fully equipped kitchen, A wood burning fireplace for those chilly days, vaulted ceilings and large sliders to let in the sun and peaceful country views with wood deck to enjoy all and take in the sun and relax outdoors. this level also has a third bedroom with a bath, to be used when needed . all very well taken care, , sold with basic furnishings and full kitchen. . Located minutes to skiing, golfing, hiking, biking and all that Windham has to offer, with great restaurants, brewery and movie Theatre and much more. Reasonable Taxes and HOA.

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $31,416
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$9,280
• Taxable loss: −$7,139
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $78/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 · 13 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with no major repairs needed. It has a good exterior and interior condition, and the landscaping and curb appeal are also in good condition. The home is turn-key and ready for new owners.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it look more attractive to potential buyers.
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance, which can attract more renters.
• Both Inspect and replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency, reduce heating and cooling costs, and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it look more attractive to potential buyers. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance, which can attract more renters. ↑
• Both Inspect and replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency, reduce heating and cooling costs, and make it more attractive to potential buyers and renters. ↑

ⓘ 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: Windham-Ashland-Jewett Central School District
• NCES district ID: 3631590
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $46,942
• Composite: 42.57/100
• National rank: #6842
• State rank: #517 of 755 in NY

Livability — Windham

• Score: 60/100
• State rank: #964
• US rank: #18888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,241

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 (84%)
• Race & ethnicity: White 84% Two or more races 5% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Hispanic 4% Lithuanian 3%
• Foreign-born: 18% · Canada
• Languages at home: 75% English-only · Russian/Polish/Slavic 10% French/Haitian/Cajun 7% Other Indo-European 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: ▲ 5.06%
• Current HPI: 425.2138
• 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

-5.9% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $319,000 HVCRMLS
• 2026-03-19 Listed $339,000 HVCRMLS