120 Main St · Livingston Manor, NY 12758

$465,000

12 bd · 4.8 ba · 4,812 sqft · MultiFamily public records · 130 Days on market

Built 1900 1.40 ac lot $97/sqft · 40% above area Est $332k · 40% over

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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
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully renovated 4-unit multi-family in the heart of Livingston Manor. This turnkey property features updated kitchens with new cabinets, stainless steel appliances, and modern vinyl flooring throughout. Each unit offers bright, comfortable living with quality finishes and thoughtful upgrades. Creek-front property along Cattail Brook, offering a peaceful natural setting. Within walking distance to local shops, cafés, breweries, post office and the Catskill Art Society. Just minutes to the Willowemoc Creek, parks, and nearby nature trails. A strong investment opportunity in a highly desirable Catskills location with steady rental demand.

Key facts

• 1.4 acre lot
• Built 1900
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.2-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $712/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $465k).
• Recommended offer: $409k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.0% in Livingston Manor — 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 50/100 on livability (#1,173 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools D, amenities F, commute F.
• Livingston Manor Central School District (rural): math 55% / reading 45% proficiency, ranked #456 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 81 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 $50k of equity ($3k loan paydown + $46k 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 $130k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $465k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.70% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

• ARV (median comp): $332,235
• List price: $465,000
• Delta: 39.96%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 4.34×
• Total profit: $434,909
• Equity at exit: $418,909

10-year hold

• IRR: 38.2%
• Equity multiple: 9.74×
• Total profit: $1,138,541
• Equity at exit: $903,393

Cash invested: $130,200 (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 12758

• Home prices YoY: 15.4%
• Active inventory: 81
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $7,918 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$719 /mo · $8,628/yr
• Insurance: −$194
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,663
• Net cashflow: $2,848

Break-even live

Break-even rent $4,312

Max offer price $465,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.2	$7,920
Total (4 units)			$7,918

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-08
   days on market $465,000 Active 130 DOM
2. 2026-06-07
   days on market $465,000 Active 129 DOM
3. 2026-06-07
   days on market $465,000 Active 128 DOM
4. 2026-06-04
   days on market $465,000 Active 125 DOM
5. 2026-06-02
   days on market $465,000 Active 124 DOM
6. 2026-06-01
   days on market $465,000 Active 123 DOM
7. 2026-05-31
   days on market $465,000 Active 122 DOM
8. 2026-05-15
   price $465,000 651-char remark

   Show marketing remark (651 chars)

   Fully renovated 4-unit multi-family in the heart of Livingston Manor. This turnkey property features updated kitchens with new cabinets, stainless steel appliances, and modern vinyl flooring throughout. Each unit offers bright, comfortable living with quality finishes and thoughtful upgrades. Creek-front property along Cattail Brook, offering a peaceful natural setting. Within walking distance to local shops, cafés, breweries, post office and the Catskill Art Society. Just minutes to the Willowemoc Creek, parks, and nearby nature trails. A strong investment opportunity in a highly desirable Catskills location with steady rental demand.

9. 2026-04-30
   price $475,000 651-char remark

   Show marketing remark (651 chars)

   Fully renovated 4-unit multi-family in the heart of Livingston Manor. This turnkey property features updated kitchens with new cabinets, stainless steel appliances, and modern vinyl flooring throughout. Each unit offers bright, comfortable living with quality finishes and thoughtful upgrades. Creek-front property along Cattail Brook, offering a peaceful natural setting. Within walking distance to local shops, cafés, breweries, post office and the Catskill Art Society. Just minutes to the Willowemoc Creek, parks, and nearby nature trails. A strong investment opportunity in a highly desirable Catskills location with steady rental demand.

10. 2026-01-30
    listed $499,000 Active 651-char remark

    Show marketing remark (651 chars)

    Fully renovated 4-unit multi-family in the heart of Livingston Manor. This turnkey property features updated kitchens with new cabinets, stainless steel appliances, and modern vinyl flooring throughout. Each unit offers bright, comfortable living with quality finishes and thoughtful upgrades. Creek-front property along Cattail Brook, offering a peaceful natural setting. Within walking distance to local shops, cafés, breweries, post office and the Catskill Art Society. Just minutes to the Willowemoc Creek, parks, and nearby nature trails. A strong investment opportunity in a highly desirable Catskills location with steady rental demand.

11. 2026-01-20
    historical $499,000 651-char remark

    Show marketing remark (651 chars)

    Fully renovated 4-unit multi-family in the heart of Livingston Manor. This turnkey property features updated kitchens with new cabinets, stainless steel appliances, and modern vinyl flooring throughout. Each unit offers bright, comfortable living with quality finishes and thoughtful upgrades. Creek-front property along Cattail Brook, offering a peaceful natural setting. Within walking distance to local shops, cafés, breweries, post office and the Catskill Art Society. Just minutes to the Willowemoc Creek, parks, and nearby nature trails. A strong investment opportunity in a highly desirable Catskills location with steady rental demand.

12. 2025-03-03
    soldstatus $130,000 Closed 379-char remark

    Show marketing remark (379 chars)

    Great opportunity for investors! Let your tenants build your equity! Four units in an easy to rent location. Not currently habitable, needs renovation throughout. - great opportunity for a rare multi-family near town. Buyer to pay NYS and any other local transfer taxes. Cash offers only with proof of funds. Please see agent remarks for offer presentation information.

13. 2025-01-29
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Great opportunity for investors! Let your tenants build your equity! Four units in an easy to rent location. Not currently habitable, needs renovation throughout. - great opportunity for a rare multi-family near town. Buyer to pay NYS and any other local transfer taxes. Cash offers only with proof of funds. Please see agent remarks for offer presentation information.

14. 2025-01-29
    status Active 379-char remark

    Show marketing remark (379 chars)

    Great opportunity for investors! Let your tenants build your equity! Four units in an easy to rent location. Not currently habitable, needs renovation throughout. - great opportunity for a rare multi-family near town. Buyer to pay NYS and any other local transfer taxes. Cash offers only with proof of funds. Please see agent remarks for offer presentation information.

15. 2025-01-29
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Great opportunity for investors! Let your tenants build your equity! Four units in an easy to rent location. Not currently habitable, needs renovation throughout. - great opportunity for a rare multi-family near town. Buyer to pay NYS and any other local transfer taxes. Cash offers only with proof of funds. Please see agent remarks for offer presentation information.

16. 2025-01-07
    listed $114,400 Active 379-char remark

    Show marketing remark (379 chars)

    Great opportunity for investors! Let your tenants build your equity! Four units in an easy to rent location. Not currently habitable, needs renovation throughout. - great opportunity for a rare multi-family near town. Buyer to pay NYS and any other local transfer taxes. Cash offers only with proof of funds. Please see agent remarks for offer presentation information.

17. 2008-08-29
    soldstatus $50,000
18. 2002-09-03
    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: $8,628 · $719/mo
• Projected year-2 tax: $8,628 · $719/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $95,016
• − Mortgage interest: −$26,047
• − Property taxes: −$8,628
• − Insurance: −$2,992
• − Repairs & maintenance: −$7,601
• − Management: −$7,601
• − Depreciation: −$13,527
• Taxable income: $28,620
• Est. tax owed @ 24.0%: −$6,869
• After-tax cash flow: $27,313/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: Livingston Manor Central School District
• NCES district ID: 3617580
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $51,401
• Composite: 44.96/100
• National rank: #5872
• State rank: #456 of 755 in NY

Livability — Livingston Manor

• Score: 50/100
• State rank: #1173
• US rank: #25609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston Manor, NY
• Population (ZIP): 4,061

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Danish 4% Subsaharan African 4% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▲ 59.59%
• Current HPI: 446.6757
• 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

+745.5% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $465,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Coming Soon $499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-03 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-01-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-01-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-01-07 Listed $114,400 OneKey® MLS as Distributed by MLS Grid
• 2008-08-29 Sold (Public Records) $50,000 Public Records
• 2002-09-03 Sold (Public Records) $55,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $8,628 · +0.4% YoY. Source: county tax records.