141 Decker Ln · East Durham, NY 12423

$317,000

4 bd · 2.0 ba · 1,064 sqft · MultiFamily public records · 10 Days on market

Built 1973 1.56 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +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: 1 unit. estimate disagrees with records

Listing remarks

Final and best due today, 4/23 by 5pm. This well-maintained home offers flexible living with room for everyone, both inside and out! Set on 1.5 private acres on a quiet dead-end street, this 3-bedroom, 2-bath home features a bright and inviting layout with hardwood floors, a spacious living area with fireplace, and an open flow into the dining and kitchen spaces ideal for everyday living and entertaining. The fully finished basement expands your living space significantly and includes a small kitchen, making it perfect for an in-law suite, multigenerational living, guest accommodations, or extended living space. The attached one-car garage offers added convenience and features a woodstov

Key facts

• Private acres
• Covered front porch
• Attached garage

Tags

• PRIVATE ACRES
• FINISHED BASEMENT
• ATTACHED GARAGE
• LARGE FOYER
• COVERED FRONT PORCH
• LARGE YARD

Property features AI

Exterior

• Parking: Has garage (heated) with 1 garage space; Driveway parking; Off-street parking; Stone parking surface; Total parking for 10 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Septic tank; Cable available; Oil water heater; Electric service (dryer hookup)
• Home design: Single-family residence; Updated/remodeled; Block foundation; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Block foundation; Asphalt roof
• Exterior features: Front and covered rear porch; Patio; Yard lighting; Shed(s) and garage(s); Partial fencing; Landscaped lot with meadow, wooded areas and garden

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Range hood; Refrigerator; Solid surface counters
• Bedrooms: Main level bedrooms; Basement bedroom
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Baseboard heating; Hot water heating; Oil heat; Wood stove; Window air conditioning units
• Interior features: Solid surface counters; Finished full basement with interior entry and heating; Two fireplaces (living room and other) — wood burning
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Washer hookup; Laundry area on main level and in-bathroom hookup; Oil hot water heater; Water softener; DC well pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $317k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $317k).
• Cap rate 8.8% vs local median 2.9% in East Durham — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cairo-Durham Central School District (rural): math 41% / reading 48% proficiency, ranked #470 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 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 $12k of equity ($2k loan paydown + $10k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $317,000

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.92×
• Total profit: $82,078
• Equity at exit: $143,820

10-year hold

• IRR: 17.7%
• Equity multiple: 3.60×
• Total profit: $231,044
• Equity at exit: $222,645

Cash invested: $88,760 (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 12423

• Home prices YoY: 0.8%
• Active inventory: 21
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,597 medium
• Mortgage (P&I): −$1,662
• Tax from tax record: −$378 /mo · $4,532/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $670

Break-even live

Break-even rent $2,750

Max offer price $317,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,596
Total (2 units)			$3,597

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $317,000 Active

ⓘ 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: $4,532 · $378/mo
• Projected year-2 tax: $4,945 · $412/mo
• Expected delta: +$413/yr (+$34/mo · 9.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $43,164
• − Mortgage interest: −$17,757
• − Property taxes: −$4,532
• − Insurance: −$1,585
• − Repairs & maintenance: −$3,453
• − Management: −$3,453
• − Depreciation: −$9,222
• Taxable income: $3,162
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $7,275/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: Cairo-Durham Central School District
• NCES district ID: 3606160
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $46,192
• Composite: 37.84/100
• National rank: #4330
• State rank: #470 of 590 in NY

Livability — East Durham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 1,033
• Population (ZIP): 1,033

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 (68%)
• Race & ethnicity: White 68% Two or more races 32% Hispanic / Latino 13%
• Hispanic origin (detail): Puerto Rican 5% Cuban 1%
• Common ancestry: Iranian 12% Italian 3% Slovak 3%
• Foreign-born: 9% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 3.07%
• Current HPI: 412.075
• 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

2 events — show timeline

• 2026-04-30 Pending — Global MLS
• 2026-04-20 Listed $317,000 Global MLS

Property tax history

+1.7%/yr

Latest (2025): $4,532 · -5.7% YoY. Source: county tax records.