63 Windham Ridge Rd Unit 16c · Windham, NY 12496

$319,000

2 bd · 2.5 ba · 1,178 sqft · Townhouse · 59 Days on market

Built 1986 Fair condition 1,306 sqft lot Est $276k · 16% over $153/mo HOA · 6% of rent

---

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 +9.2/30.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.4/15.0

Listing remarks

Welcome to the sought after Town of Windham to this beautiful Townhouse complex of Windham Ridge, a 4 Seasons Community that offers a fantastic opportunity for outdoor enthusiasts and those looking for a cozy retreat. Located near the Village, it is close to a variety of amenities, including restaurants, shops and movie theaters while still providing the serenity and access to outdoor activities like skiing, hiking, golfing, lakeside recreation, walking paths, dog park and all just a short drive awayThis charming townhouse features:2 Bedrooms and 2.5 Baths, making it ideal for small families or guests. A spacious living room with a fireplace, providing warmth and a cozy atmosphere with a ru

Key facts

• 4 seasons community
• Townhouse complex
• Variety of amenities

Tags

• TOWN OF WINDHAM
• TOWNHOUSE COMPLEX
• 4 SEASONS COMMUNITY
• VARIETY OF AMENITIES
• RESTAURANTS
• SHOPS

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Association fee covers grounds maintenance, snow removal, and trash

Exterior

• Utilities: Public water; Public sewer; 200+ amp electric service; Asphalt/paved road access
• Home design: Townhouse; Property is attached; Entry level 649
• Construction: Frame and wood siding construction; Other construction materials; Asphalt roof; Concrete perimeter foundation; Built as residential townhouse
• Exterior features: Deck; Porch; Has view

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 5 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Laminate; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Eat-in kitchen; High-speed internet; Natural woodwork; Has basement (crawl space)
• Laundry & utility: Washer; Dryer; Water heater (electric)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (15.9% below list).
• Recommended offer: $268k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% 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: 143 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 59 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $268,275 (15.9% 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 59 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.84% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $275,652
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Windham Ridge Rd Unit 17A	0.03mi	2/2.5	1,211 (+3%)	9mo	$269,000	$222	86
73 Windham Ridge Rd Unit 16h	0.01mi	2/2.5	1,058 (-10%)	4mo	$310,000	$293	79
113 Windham Ridge Rd	0.07mi	2/2.0	1,024 (-13%)	2mo	$240,000	$234	71

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: 10.4%
• Equity multiple: 1.67×
• Total profit: $59,512
• Equity at exit: $181,860

10-year hold

• IRR: 11.8%
• Equity multiple: 3.16×
• Total profit: $192,866
• 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: 143
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,683 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$153
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-238

Break-even live

Break-even rent $2,984

Max offer price $284,537

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-128	+0% $-238	+5% $-348	+10% $-459
Rent	-10% $-450	-5% $-344	+0% $-238	+5% $-132	+10% $-26
Rate	-1.0pp $-78	-0.5pp $-157	base $-238	+0.5pp $-321	+1.0pp $-405

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: —

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-20
   listed $319,000 Active

ⓘ 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: $32,193
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − HOA: −$1,836
• − Depreciation: −$9,280
• Taxable loss: −$8,323
• Est. tax savings @ 24.0%: +$1,997
• After-tax cash flow: $-860/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

Fair 45/100 Moderate rehab

This townhouse requires significant repairs and maintenance, including roof repair, exterior wall painting, fencing and landscaping maintenance. These improvements will significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The independent satellite image shows snow on the roof, indicating potential damage or the need for repair.
• Major exterior walls — The independent satellite image shows weathered exterior walls, indicating the need for maintenance or repair.
• Major fencing — The independent satellite image shows overgrown and unkempt fencing, indicating the need for maintenance or repair.
• Major landscaping — The independent satellite image shows overgrown and unkempt landscaping, indicating the need for maintenance or repair.

Value-add opportunities

• Both repair and re-roof — Repairing and re-roofing the roof will improve the overall condition of the property and increase its value for both resale and rental.
• Both paint exterior walls — Painting the exterior walls will improve the curb appeal and increase the property's value for both resale and rental.
• Both trim and paint fencing — Trimming and painting the fencing will improve the curb appeal and increase the property's value for both resale and rental.
• Both trim and paint landscaping — Trimming and painting the landscaping will improve the curb appeal and increase the property's value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows snow on the roof, indicating potential damage or the need for repair.	Major	$15,000–50,000
exterior walls · The independent satellite image shows weathered exterior walls, indicating the need for maintenance or repair.	Major	$15,000–50,000
fencing · The independent satellite image shows overgrown and unkempt fencing, indicating the need for maintenance or repair.	Major	$15,000–50,000
landscaping · The independent satellite image shows overgrown and unkempt landscaping, indicating the need for maintenance or repair.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and re-roof — Repairing and re-roofing the roof will improve the overall condition of the property and increase its value for both resale and rental. ↑
• Both paint exterior walls — Painting the exterior walls will improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both trim and paint fencing — Trimming and painting the fencing will improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both trim and paint landscaping — Trimming and painting the landscaping will improve the curb appeal and increase the property's value for both resale and rental. ↑

ⓘ 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

3 events — show timeline

• 2026-05-18 Pending — HVCRMLS
• 2026-04-01 Contingent — HVCRMLS
• 2026-03-20 Listed $319,000 HVCRMLS