625 Briscoe Rd · Jeffersonville, NY 12783

$70,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 324 Days on market

Built 1960 0.38 ac lot $104/sqft · 74% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and tools to this promising fixer-upper with great investment potential. This home is in need of renovation but offers a solid starting point for the right buyer. Located near Brisco Lake, there is a stream running through the back of the property. Some updates have already been started, including partial sheetrock installation by the owner. The metal roof appears to be in decent condition, offering a head start on exterior improvements. Sold strictly "AS IS". Condition of well and septic tank is unknown. Ideal for investors, contractors, or handy homeowners. Situated on a quiet lot with room to add value, this property is priced to sell. A great opportunity to customize or flip! Schedule your showing today and explore the potential this home has to offer.

Key facts

• Metal roof
• Quiet lot
• 0.38 acre lot

Tags

• METAL ROOF
• QUIET LOT
• PARTIAL SHEETROCK INSTALLATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.2% in Jeffersonville — 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 61/100 on livability (#909 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, crime D-, amenities F.
• Sullivan West Central School District (rural): math 45% / reading 47% proficiency, ranked #436 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $29k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 1.97% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 4.2

CMA / ARV

• ARV (median comp): $265,398
• List price: $70,000
• Delta: -73.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 4.50×
• Total profit: $68,606
• Equity at exit: $63,062

10-year hold

• IRR: 40.4%
• Equity multiple: 10.10×
• Total profit: $178,341
• Equity at exit: $135,995

Cash invested: $19,600 (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 12783

• Home prices YoY: 2.5%
• Active inventory: 35
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$217 /mo · $2,608/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $477

Break-even live

Break-even rent $777

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $517	-5% $497	+0% $477	+5% $457	+10% $437
Rent	-10% $368	-5% $422	+0% $477	+5% $532	+10% $586
Rate	-1.0pp $512	-0.5pp $495	base $477	+0.5pp $459	+1.0pp $440

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $70,000 Active 324 DOM
2. 2026-06-18
   days on market $70,000 Active 322 DOM
3. 2026-06-17
   days on market $70,000 Active 321 DOM
4. 2026-06-16
   days on market $70,000 Active 320 DOM
5. 2026-06-15
   days on market $70,000 Active 319 DOM
6. 2026-06-13
   days on market $70,000 Active 317 DOM
7. 2026-06-12
   days on market $70,000 Active 316 DOM
8. 2026-06-09
   days on market $70,000 Active 313 DOM
9. 2026-06-08
   days on market $70,000 Active 312 DOM
10. 2026-06-07
    days on market $70,000 Active 311 DOM
11. 2026-06-07
    pricedays on market $70,000 Active 310 DOM
12. 2026-06-04
    days on market $89,000 Active 307 DOM
13. 2026-06-02
    days on market $89,000 Active 306 DOM
14. 2026-06-01
    days on market $89,000 Active 305 DOM
15. 2026-05-31
    days on market $89,000 Active 304 DOM
16. 2026-01-11
    price $89,000 795-char remark

    Show marketing remark (795 chars)

    Bring your vision and tools to this promising fixer-upper with great investment potential. This home is in need of renovation but offers a solid starting point for the right buyer. Located near Brisco Lake, there is a stream running through the back of the property. Some updates have already been started, including partial sheetrock installation by the owner. The metal roof appears to be in decent condition, offering a head start on exterior improvements. Sold strictly "AS IS". Condition of well and septic tank is unknown. Ideal for investors, contractors, or handy homeowners. Situated on a quiet lot with room to add value, this property is priced to sell. A great opportunity to customize or flip! Schedule your showing today and explore the potential this home has to offer.

17. 2025-07-31
    listed $99,000 Active 795-char remark

    Show marketing remark (795 chars)

    Bring your vision and tools to this promising fixer-upper with great investment potential. This home is in need of renovation but offers a solid starting point for the right buyer. Located near Brisco Lake, there is a stream running through the back of the property. Some updates have already been started, including partial sheetrock installation by the owner. The metal roof appears to be in decent condition, offering a head start on exterior improvements. Sold strictly "AS IS". Condition of well and septic tank is unknown. Ideal for investors, contractors, or handy homeowners. Situated on a quiet lot with room to add value, this property is priced to sell. A great opportunity to customize or flip! Schedule your showing today and explore the potential this home has to offer.

18. 2023-09-06
    soldstatus $58,000 Closed 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

19. 2023-09-05
    soldstatus $58,000
20. 2023-08-31
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

21. 2023-08-25
    status Active 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

22. 2023-08-25
    price $57,000 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

23. 2023-08-04
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

24. 2023-07-16
    price $54,350 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

25. 2023-07-12
    listed $54,500 Active 348-char remark

    Show marketing remark (348 chars)

    Across from beautiful farm field out in the open. Relatively new metal roof, outside of house painted recently. Needs some clean up and repairs, but is occupied now, however tenants will be vacating if new owner prefers. 50 x 335 lot size. Near Briscoe Lake. Short drive to Bethel Woods center for the arts. Being sold in 'As Is' condition.

ⓘ 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: $2,608 · $217/mo
• Projected year-2 tax: $2,608 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,566
• − Mortgage interest: −$3,921
• − Property taxes: −$2,608
• − Insurance: −$350
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,036
• Taxable income: $5,000
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,524/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: Sullivan West Central School District
• NCES district ID: 3600023
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $56,078
• Composite: 40.05/100
• National rank: #3817
• State rank: #436 of 590 in NY

Livability — Jeffersonville

• Score: 61/100
• State rank: #909
• US rank: #17767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,357

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 6% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 4% Danish 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Other Indo-European 9% Spanish 5% Russian/Polish/Slavic 4%

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: ▲ 10.43%
• Current HPI: 433.2531
• 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

+63.3% since first listed

10 events — show timeline

• 2026-01-11 Price Changed $89,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-06 Sold (MLS) $58,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-05 Sold (Public Records) $58,000 Public Records
• 2023-08-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-08-25 Price Changed $57,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-16 Price Changed $54,350 OneKey® MLS as Distributed by MLS Grid
• 2023-07-12 Listed $54,500 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $2,608 · +7.0% YoY. Source: county tax records.