107 Jefferson Hts · Jefferson Heights, NY 12414

$185,000

5 bd · 2.0 ba · 2,404 sqft · MultiFamily public records · 94 Days on market

Built 1930 7,405 sqft lot Est $305k · 39% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 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

A project waiting for you! The sellers did all of the gutting and cleanup, leaving the home completely gutted and ready for your vision to recreate it for its new life and next chapter. It is currently zoned as a 2 family with space for 5 beds and 2 bathrooms. A great opportunity to create housing in a wonderful area within the Village of Catskill, with a stunning view of the mountains from its back deck. Videos of Interior and Exterior are available upon request.

Key facts

• Zoned as a 2 family
• Space for 5 beds
• Back deck

Tags

• ZONED AS A 2 FAMILY
• SPACE FOR 5 BEDS
• STUNNING VIEW OF THE MOUNTAINS
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $762/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#860 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A, cost of living B; Watch: employment C-, schools F, amenities F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $3,423/mo this rent would consume 56% of the median local household income ($73k/yr) (locally 318% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% 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 $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $121k; list at $185k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.85% ✓
• Cap rate: 16.17%
• Cash-on-cash: 35.29%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $305,308
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 - 15 Allen St	0.26mi	5/—	2,230 (-7%)	16mo	$315,000	$141	62
40 Thompson St	0.71mi	5/—	2,154 (-10%)	6mo	$105,000	$49	45
54 Division St	0.67mi	4/— (-1)	2,200 (-8%)	11mo	$280,000	$127	41

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

Projected returns pro-forma

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

5-year hold

• IRR: 51.4%
• Equity multiple: 4.82×
• Total profit: $197,776
• Equity at exit: $166,663

10-year hold

• IRR: 45.0%
• Equity multiple: 10.77×
• Total profit: $506,099
• Equity at exit: $359,414

Cash invested: $51,800 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 105
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,423 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,523

Break-even live

Break-even rent $1,495

Max offer price $185,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,628	-5% $1,576	+0% $1,523	+5% $1,471	+10% $1,419
Rent	-10% $1,253	-5% $1,388	+0% $1,523	+5% $1,659	+10% $1,794
Rate	-1.0pp $1,617	-0.5pp $1,570	base $1,523	+0.5pp $1,476	+1.0pp $1,427

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,424
Total (2 units)			$3,423

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $185,000 Active 94 DOM
2. 2026-06-19
   days on market $185,000 Active 92 DOM
3. 2026-06-18
   days on market $185,000 Active 91 DOM
4. 2026-06-17
   days on market $185,000 Active 90 DOM
5. 2026-06-16
   days on market $185,000 Active 89 DOM
6. 2026-06-15
   days on market $185,000 Active 88 DOM
7. 2026-06-14
   days on market $185,000 Active 86 DOM
8. 2026-06-12
   days on market $185,000 Active 85 DOM
9. 2026-06-09
   days on market $185,000 Active 82 DOM
10. 2026-06-08
    days on market $185,000 Active 81 DOM
11. 2026-06-07
    days on market $185,000 Active 80 DOM
12. 2026-06-02
    days on market $185,000 Active 75 DOM
13. 2026-06-01
    days on market $185,000 Active 74 DOM
14. 2026-05-31
    days on market $185,000 Active 73 DOM
15. 2026-05-30
    days on market $185,000 Active 72 DOM
16. 2026-03-31
    status Pending
17. 2026-03-04
    historical Active Under Contract
18. 2026-01-22
    price $185,000
19. 2026-01-19
    listed $215,000 Active
20. 2022-10-21
    soldstatus $121,000
21. 2017-05-26
    soldstatus $50,000
22. 2005-08-03
    soldstatus $107,500
23. 2002-10-24
    soldstatus $58,000
24. 1998-12-10
    soldstatus $55,000

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $2,364 · $197/mo
• Expected delta: +$762/yr (+$64/mo · 47.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $41,076
• − Mortgage interest: −$10,363
• − Property taxes: −$1,602
• − Insurance: −$925
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$5,382
• Taxable income: $16,232
• Est. tax owed @ 24.0%: −$3,896
• After-tax cash flow: $14,386/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Jefferson Heights

• Score: 62/100
• State rank: #860
• US rank: #16594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson Heights, NY
• County: Greene County · 10,169 people
• City population: 601
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

+236.4% since first listed

9 events — show timeline

• 2026-03-31 Pending — HVCRMLS
• 2026-03-04 Contingent — HVCRMLS
• 2026-01-22 Price Changed $185,000 HVCRMLS
• 2026-01-19 Listed $215,000 HVCRMLS
• 2022-10-21 Sold (Public Records) $121,000 Public Records
• 2017-05-26 Sold (Public Records) $50,000 Public Records
• 2005-08-03 Sold (Public Records) $107,500 Public Records
• 2002-10-24 Sold (Public Records) $58,000 Public Records
• 1998-12-10 Sold (Public Records) $55,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $1,602 · -55.3% YoY. Source: county tax records.