785 Old Cross Mountain Rd · Margaretville, NY 12455

$375,000

4 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 8 Days on market

Built 1890 4.10 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 +21.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the Old Cross Mountain Homestead, a captivating historical farmhouse circa 1890, perfectly situated on the hills overlooking the breathtaking Mill Brook Valley. This charming, move-in ready residence on 4 private acres is surrounded by pristine wilderness areas, the Pepacton Reservoir, streams and trailheads, perfect for all you nature lovers. Inside, the spacious first floor features an inviting eat-in kitchen, a cozy living room with a wood-burning stove, an updated full bathroom, and a convenient laundry area. There's also an additional living room/den, a cozy home office/library with built-in bookshelves, and a functional mudroom, perfect for outdoor gear and everyday convenience. The second floor includes five bedrooms, highlighted by a spacious primary suite, along with another full bathroom. The home retains historic details throughout, showcasing original hardwood floors and charming built-ins. Step outside to the wrap-around covered porch that overlooks a stunning 60-foot saltwater, heated lap pool, ideal for warm summer days. The expansive 4 acres provide complete privacy with no neighbors in sight and features an insulated studio/workshop with electric, a detached two-car garage, a storage shed, and a chicken coop. Additional amenities include central air conditioning, a whole house generator, spray foam insulation added in 2023, a DEP engineered septic system, and a water softener with filter, ensuring comfort and peace of mind. Don't miss this rare opportunity to own a slice of heaven in the Catskills, just minutes from the charming villages of Margaretville and Andes and only 2.5 hours from the hustle and bustle of NYC. Please note that this property is an estate sale and is being sold ''As Is. '' Your Catskill Dream Awaits!

Key facts

• Private acres
• Wood-burning stove
• Historical farmhouse

Tags

• HISTORICAL FARMHOUSE
• PRIVATE ACRES
• EAT-IN KITCHEN
• WOOD-BURNING STOVE
• UPDATED FULL BATHROOM
• HOME OFFICE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Cap rate 8.1% vs local median 4.2% in Margaretville — 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 65/100 on livability (#711 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A, cost of living A-; Watch: employment D, schools F, crime F.
• Margaretville Central School District (rural): math 30% / reading 25% proficiency, ranked #734 of 755 in NY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 47 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k appreciation (4.4% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $375,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.03×
• Total profit: $108,562
• Equity at exit: $198,149

10-year hold

• IRR: 17.4%
• Equity multiple: 3.90×
• Total profit: $304,266
• Equity at exit: $330,657

Cash invested: $105,000 (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 12455

• Home prices YoY: 1.2%
• Active inventory: 47
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,827 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$341 /mo · $4,089/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $560

Break-even live

Break-even rent $3,118

Max offer price $375,000

Occupancy floor 80%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-11
   status Pending

   Show marketing remark (1779 chars)

   Welcome to the Old Cross Mountain Homestead, a captivating historical farmhouse circa 1890, perfectly situated on the hills overlooking the breathtaking Mill Brook Valley. This charming, move-in ready residence on 4 private acres is surrounded by pristine wilderness areas, the Pepacton Reservoir, streams and trailheads, perfect for all you nature lovers. Inside, the spacious first floor features an inviting eat-in kitchen, a cozy living room with a wood-burning stove, an updated full bathroom, and a convenient laundry area. There's also an additional living room/den, a cozy home office/library with built-in bookshelves, and a functional mudroom, perfect for outdoor gear and everyday convenience. The second floor includes five bedrooms, highlighted by a spacious primary suite, along with another full bathroom. The home retains historic details throughout, showcasing original hardwood floors and charming built-ins. Step outside to the wrap-around covered porch that overlooks a stunning 60-foot saltwater, heated lap pool, ideal for warm summer days. The expansive 4 acres provide complete privacy with no neighbors in sight and features an insulated studio/workshop with electric, a detached two-car garage, a storage shed, and a chicken coop. Additional amenities include central air conditioning, a whole house generator, spray foam insulation added in 2023, a DEP engineered septic system, and a water softener with filter, ensuring comfort and peace of mind. Don't miss this rare opportunity to own a slice of heaven in the Catskills, just minutes from the charming villages of Margaretville and Andes and only 2.5 hours from the hustle and bustle of NYC. Please note that this property is an estate sale and is being sold ''As Is. '' Your Catskill Dream Awaits!

2. 2026-03-11
   status Pending 1779-char remark

   Show marketing remark (1779 chars)

   Welcome to the Old Cross Mountain Homestead, a captivating historical farmhouse circa 1890, perfectly situated on the hills overlooking the breathtaking Mill Brook Valley. This charming, move-in ready residence on 4 private acres is surrounded by pristine wilderness areas, the Pepacton Reservoir, streams and trailheads, perfect for all you nature lovers. Inside, the spacious first floor features an inviting eat-in kitchen, a cozy living room with a wood-burning stove, an updated full bathroom, and a convenient laundry area. There's also an additional living room/den, a cozy home office/library with built-in bookshelves, and a functional mudroom, perfect for outdoor gear and everyday convenience. The second floor includes five bedrooms, highlighted by a spacious primary suite, along with another full bathroom. The home retains historic details throughout, showcasing original hardwood floors and charming built-ins. Step outside to the wrap-around covered porch that overlooks a stunning 60-foot saltwater, heated lap pool, ideal for warm summer days. The expansive 4 acres provide complete privacy with no neighbors in sight and features an insulated studio/workshop with electric, a detached two-car garage, a storage shed, and a chicken coop. Additional amenities include central air conditioning, a whole house generator, spray foam insulation added in 2023, a DEP engineered septic system, and a water softener with filter, ensuring comfort and peace of mind. Don't miss this rare opportunity to own a slice of heaven in the Catskills, just minutes from the charming villages of Margaretville and Andes and only 2.5 hours from the hustle and bustle of NYC. Please note that this property is an estate sale and is being sold ''As Is. '' Your Catskill Dream Awaits!

3. 2026-03-11
   historical Active Under Contract 1779-char remark

   Show marketing remark (1779 chars)

   Welcome to the Old Cross Mountain Homestead, a captivating historical farmhouse circa 1890, perfectly situated on the hills overlooking the breathtaking Mill Brook Valley. This charming, move-in ready residence on 4 private acres is surrounded by pristine wilderness areas, the Pepacton Reservoir, streams and trailheads, perfect for all you nature lovers. Inside, the spacious first floor features an inviting eat-in kitchen, a cozy living room with a wood-burning stove, an updated full bathroom, and a convenient laundry area. There's also an additional living room/den, a cozy home office/library with built-in bookshelves, and a functional mudroom, perfect for outdoor gear and everyday convenience. The second floor includes five bedrooms, highlighted by a spacious primary suite, along with another full bathroom. The home retains historic details throughout, showcasing original hardwood floors and charming built-ins. Step outside to the wrap-around covered porch that overlooks a stunning 60-foot saltwater, heated lap pool, ideal for warm summer days. The expansive 4 acres provide complete privacy with no neighbors in sight and features an insulated studio/workshop with electric, a detached two-car garage, a storage shed, and a chicken coop. Additional amenities include central air conditioning, a whole house generator, spray foam insulation added in 2023, a DEP engineered septic system, and a water softener with filter, ensuring comfort and peace of mind. Don't miss this rare opportunity to own a slice of heaven in the Catskills, just minutes from the charming villages of Margaretville and Andes and only 2.5 hours from the hustle and bustle of NYC. Please note that this property is an estate sale and is being sold ''As Is. '' Your Catskill Dream Awaits!

4. 2026-03-03
   listed $375,000 Active

   Show marketing remark (1779 chars)

   Welcome to the Old Cross Mountain Homestead, a captivating historical farmhouse circa 1890, perfectly situated on the hills overlooking the breathtaking Mill Brook Valley. This charming, move-in ready residence on 4 private acres is surrounded by pristine wilderness areas, the Pepacton Reservoir, streams and trailheads, perfect for all you nature lovers. Inside, the spacious first floor features an inviting eat-in kitchen, a cozy living room with a wood-burning stove, an updated full bathroom, and a convenient laundry area. There's also an additional living room/den, a cozy home office/library with built-in bookshelves, and a functional mudroom, perfect for outdoor gear and everyday convenience. The second floor includes five bedrooms, highlighted by a spacious primary suite, along with another full bathroom. The home retains historic details throughout, showcasing original hardwood floors and charming built-ins. Step outside to the wrap-around covered porch that overlooks a stunning 60-foot saltwater, heated lap pool, ideal for warm summer days. The expansive 4 acres provide complete privacy with no neighbors in sight and features an insulated studio/workshop with electric, a detached two-car garage, a storage shed, and a chicken coop. Additional amenities include central air conditioning, a whole house generator, spray foam insulation added in 2023, a DEP engineered septic system, and a water softener with filter, ensuring comfort and peace of mind. Don't miss this rare opportunity to own a slice of heaven in the Catskills, just minutes from the charming villages of Margaretville and Andes and only 2.5 hours from the hustle and bustle of NYC. Please note that this property is an estate sale and is being sold ''As Is. '' Your Catskill Dream Awaits!

5. 2026-03-03
   listed $375,000 Active 1779-char remark

   Show marketing remark (1779 chars)

   Welcome to the Old Cross Mountain Homestead, a captivating historical farmhouse circa 1890, perfectly situated on the hills overlooking the breathtaking Mill Brook Valley. This charming, move-in ready residence on 4 private acres is surrounded by pristine wilderness areas, the Pepacton Reservoir, streams and trailheads, perfect for all you nature lovers. Inside, the spacious first floor features an inviting eat-in kitchen, a cozy living room with a wood-burning stove, an updated full bathroom, and a convenient laundry area. There's also an additional living room/den, a cozy home office/library with built-in bookshelves, and a functional mudroom, perfect for outdoor gear and everyday convenience. The second floor includes five bedrooms, highlighted by a spacious primary suite, along with another full bathroom. The home retains historic details throughout, showcasing original hardwood floors and charming built-ins. Step outside to the wrap-around covered porch that overlooks a stunning 60-foot saltwater, heated lap pool, ideal for warm summer days. The expansive 4 acres provide complete privacy with no neighbors in sight and features an insulated studio/workshop with electric, a detached two-car garage, a storage shed, and a chicken coop. Additional amenities include central air conditioning, a whole house generator, spray foam insulation added in 2023, a DEP engineered septic system, and a water softener with filter, ensuring comfort and peace of mind. Don't miss this rare opportunity to own a slice of heaven in the Catskills, just minutes from the charming villages of Margaretville and Andes and only 2.5 hours from the hustle and bustle of NYC. Please note that this property is an estate sale and is being sold ''As Is. '' Your Catskill Dream Awaits!

ⓘ 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: $4,089 · $341/mo
• Projected year-2 tax: $5,213 · $434/mo
• Expected delta: +$1,124/yr (+$94/mo · 27.5%)

ⓘ 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 ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $45,922
• − Mortgage interest: −$21,006
• − Property taxes: −$4,089
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,674
• − Management: −$3,674
• − Depreciation: −$10,909
• Taxable income: $696
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $6,549/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: Margaretville Central School District
• NCES district ID: 3618510
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $42,369
• Composite: 26.35/100
• National rank: #12675
• State rank: #734 of 755 in NY

Livability — Margaretville

• Score: 65/100
• State rank: #711
• US rank: #13534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,859

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 5% Iranian 3% Slovak 3%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 77% English-only · Spanish 12% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.36%
• Current HPI: 355.7672
• 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

+0.0% since first listed

5 events — show timeline

• 2026-03-11 Pending — UNYREIS
• 2026-03-11 Pending — HVCRMLS
• 2026-03-11 Contingent — HVCRMLS
• 2026-03-03 Listed $375,000 HVCRMLS
• 2026-03-03 Listed $375,000 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $4,089 · +0.9% YoY. Source: county tax records.