147 North St · Catskill, NY 12414

$195,900

3 bd · 1.5 ba · 1,328 sqft · SingleFamily public records · 239 Days on market

Built 1800 0.34 ac lot $148/sqft · 33% below area Est $294k · 33% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely two story Village home in beautiful Catskill. This 2-3 bedroom quaint home has lots of potential and does need work both inside and out. Come and visit this light filled home with character and good energy. Hardwood flooring through out, a nice sized living room, eat in kitchen, dining room, three bedrooms and a back yard. This home is at the end of north street where you can see the historic train tracks and trestle and the train does goes by periodically, an easy walk to main street, the school, the river, the cafes and shops of Catskill.

Key facts

• Hardwood flooring
• Eat in kitchen
• Two story home

Tags

• TWO STORY HOME
• HARDWOOD FLOORING
• EAT IN KITCHEN
• GREAT BACK YARD
• EASY WALK TO MAIN STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.9% in Catskill — 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 69/100 on livability (#483 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Catskill Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 574 students, 41% FRL); Catskill Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 303 students, 45% FRL); Catskill Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 400 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (median comp): $293,543
• List price: $195,900
• Delta: -33.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Summit	0.06mi	3/1.5	1,232 (-7%)	16mo	$210,000	$170	72
71 New St	0.23mi	3/1.0	1,178 (-11%)	5mo	$300,000	$255	64
631 Main St	0.20mi	2/1.5 (-1)	1,262 (-5%)	22mo	$405,000	$321	59
8 Howell St	0.52mi	4/1.5 (+1)	1,423 (+7%)	1mo	$135,000	$95	58
5 Pruyn Pl	0.55mi	3/1.0	1,300 (-2%)	21mo	$331,250	$255	52
63 Bushnell Ave	0.38mi	3/1.0	1,188 (-10%)	14mo	$280,000	$236	51
80 North St	0.20mi	3/1.0	1,177 (-11%)	24mo	$325,000	$276	50
26 Division St	0.61mi	4/2.0 (+1)	1,232 (-7%)	4mo	$296,000	$240	50
95 Maple Ave	0.56mi	3/1.0	1,402 (+6%)	20mo	$250,000	$178	46
8 Howell St	0.52mi	4/1.5 (+1)	1,423 (+7%)	20mo	$140,100	$98	42
36 Edgemere Hill Rd	0.69mi	3/2.0	1,456 (+10%)	24mo	$425,000	$292	30

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: 29.3%
• Equity multiple: 3.31×
• Total profit: $126,704
• Equity at exit: $176,482

10-year hold

• IRR: 25.4%
• Equity multiple: 7.52×
• Total profit: $357,590
• Equity at exit: $380,591

Cash invested: $54,852 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $313

Break-even live

Break-even rent $1,798

Max offer price $195,900

Occupancy floor 81%

Sensitivity live

Price	-10% $424	-5% $368	+0% $313	+5% $258	+10% $202
Rent	-10% $140	-5% $226	+0% $313	+5% $400	+10% $486
Rate	-1.0pp $412	-0.5pp $363	base $313	+0.5pp $262	+1.0pp $211

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Main St Catskill, NY	3.0	1.0	1000	$2,400	$2.40	45d	1	1.00mi

Listing history 13 events

1. 2026-06-01
   statusdays on market $195,900 Pending 239 DOM
2. 2026-05-31
   days on market $195,900 Active 238 DOM
3. 2026-05-30
   days on market $195,900 Active 237 DOM
4. 2026-01-27
   price $195,900 554-char remark

   Show marketing remark (554 chars)

   Lovely two story Village home in beautiful Catskill. This 2-3 bedroom quaint home has lots of potential and does need work both inside and out. Come and visit this light filled home with character and good energy. Hardwood flooring through out, a nice sized living room, eat in kitchen, dining room, three bedrooms and a back yard. This home is at the end of north street where you can see the historic train tracks and trestle and the train does goes by periodically, an easy walk to main street, the school, the river, the cafes and shops of Catskill.

5. 2026-01-02
   price $215,000 554-char remark

   Show marketing remark (554 chars)

   Lovely two story Village home in beautiful Catskill. This 2-3 bedroom quaint home has lots of potential and does need work both inside and out. Come and visit this light filled home with character and good energy. Hardwood flooring through out, a nice sized living room, eat in kitchen, dining room, three bedrooms and a back yard. This home is at the end of north street where you can see the historic train tracks and trestle and the train does goes by periodically, an easy walk to main street, the school, the river, the cafes and shops of Catskill.

6. 2025-11-15
   price $217,000 554-char remark

   Show marketing remark (554 chars)

   Lovely two story Village home in beautiful Catskill. This 2-3 bedroom quaint home has lots of potential and does need work both inside and out. Come and visit this light filled home with character and good energy. Hardwood flooring through out, a nice sized living room, eat in kitchen, dining room, three bedrooms and a back yard. This home is at the end of north street where you can see the historic train tracks and trestle and the train does goes by periodically, an easy walk to main street, the school, the river, the cafes and shops of Catskill.

7. 2025-10-19
   price $219,000 554-char remark

   Show marketing remark (554 chars)

   Lovely two story Village home in beautiful Catskill. This 2-3 bedroom quaint home has lots of potential and does need work both inside and out. Come and visit this light filled home with character and good energy. Hardwood flooring through out, a nice sized living room, eat in kitchen, dining room, three bedrooms and a back yard. This home is at the end of north street where you can see the historic train tracks and trestle and the train does goes by periodically, an easy walk to main street, the school, the river, the cafes and shops of Catskill.

8. 2025-10-04
   listed $229,900 Active 554-char remark

   Show marketing remark (554 chars)

   Lovely two story Village home in beautiful Catskill. This 2-3 bedroom quaint home has lots of potential and does need work both inside and out. Come and visit this light filled home with character and good energy. Hardwood flooring through out, a nice sized living room, eat in kitchen, dining room, three bedrooms and a back yard. This home is at the end of north street where you can see the historic train tracks and trestle and the train does goes by periodically, an easy walk to main street, the school, the river, the cafes and shops of Catskill.

9. 2020-11-19
   soldstatus $132,500 459-char remark

   Show marketing remark (459 chars)

   Nice home on a dead end street in the heart of beautiful Catskill. Walking distance to main street where you will find the loveliness of shops, cafe's, movie theater, drama theaters, and the river. Historic Catskill is located in the valley below Hunter mt and Windham Mt. It is a melting pot of Historical people, places and things, where artist can create and visitor can roam. It's a great time to own a piece of our special place. Call soon for a preview.

10. 2020-03-06
    listed $129,900 459-char remark

    Show marketing remark (459 chars)

    Nice home on a dead end street in the heart of beautiful Catskill. Walking distance to main street where you will find the loveliness of shops, cafe's, movie theater, drama theaters, and the river. Historic Catskill is located in the valley below Hunter mt and Windham Mt. It is a melting pot of Historical people, places and things, where artist can create and visitor can roam. It's a great time to own a piece of our special place. Call soon for a preview.

11. 2017-05-03
    listed $105,000
12. 1995-12-22
    soldstatus $26,000
13. 1995-05-15
    soldstatus $60,187

ⓘ 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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 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: $26,329
• − Mortgage interest: −$10,973
• − Property taxes: −$3,736
• − Insurance: −$980
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$5,699
• Taxable income: $728
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $3,582/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 — Catskill

• Score: 69/100
• State rank: #483
• US rank: #8498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catskill, NY
• County: Greene County · 10,169 people
• City population: 10,169
• 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

+225.5% since first listed

10 events — show timeline

• 2026-01-27 Price Changed $195,900 HVCRMLS
• 2026-01-02 Price Changed $215,000 HVCRMLS
• 2025-11-15 Price Changed $217,000 HVCRMLS
• 2025-10-19 Price Changed $219,000 HVCRMLS
• 2025-10-04 Listed $229,900 HVCRMLS
• 2020-11-19 Sold (MLS) $132,500 HVCRMLS
• 2020-03-06 Listed $129,900 HVCRMLS
• 2017-05-03 Listed $105,000 HVCRMLS
• 1995-12-22 Sold (Public Records) $26,000 Public Records
• 1995-05-15 Sold (Public Records) $60,187 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,736 · +3.0% YoY. Source: county tax records.