3003 Thompson Hollow Rd · Margaretville, NY 12455

$325,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 13 Days on market

Built 1959 Good condition 5.90 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 +19.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Perched above a quiet valley in New Kingston, a short 12 min drive to Margaretville, this enchanting Catskills cottage blends history, character, and natural beauty. Originally built as an East End beach cottage on Long Island, the home was carefully relocated to its current mountaintop setting in the late 1980s, where it found a new life surrounded by mountains, gardens, and open sky. Today, the three-bedroom, one-bath residence offers approximately 1,500 square feet of warm and inviting living space. Sunlight and Catskill mountain magic fills the interiors and frame sweeping views of the pond, rolling hills and wild flower meadows Outside, the landscape is private and nothing short of

Key facts

• Mature gardens
• Sweeping views
• Private pond

Tags

• PRIVATE POND
• MATURE GARDENS
• FRUIT TREES
• EXPANSIVE LAWNS
• SWEEPING VIEWS
• MOUNTAINTOP SETTING

Property features AI

Exterior

• Utilities: 200+ amp electric service; Septic tank
• Home design: House (single family residence); Two levels; Residential zoning
• Construction: Cedar construction; Asphalt roof; Concrete perimeter foundation; Built approximately (year not provided)
• Exterior features: Garden; Outbuilding; Paved county road frontage; Private maintained road; Sloped, gentle sloping and rolling slope terrain; Many trees; Pasture; Private setting; Has a view

Interior

• Kitchen: Gas oven; Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Ceramic tile; Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane stove heating; Wood heating; Ceiling fan cooling; Wall unit cooling
• Interior features: Built-in features and bookcases; Ceiling fans; Chandelier; Natural woodwork; Open floorplan; Recessed lighting; Stone counters
• Laundry & utility: In-unit laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Cap rate 7.6% vs local median 4.2% in Margaretville — 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 65/100 on livability (#711 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A, cost of living A-; Watch: employment D, schools F, crime F.
• Margaretville Central School District (rural): math 30% / reading 25% proficiency, ranked #734 of 755 in NY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 47 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (4.4% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $325,000

Questions for the listing agent

1. Built in 1959 — 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. 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?
4. Crime grade is F 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?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.94×
• Total profit: $85,286
• Equity at exit: $171,729

10-year hold

• IRR: 16.1%
• Equity multiple: 3.69×
• Total profit: $244,889
• Equity at exit: $286,570

Cash invested: $91,000 (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 12455

• Home prices YoY: 1.2%
• Active inventory: 47
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,281 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $346

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 84%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $325,000 Active 13 DOM
2. 2026-06-17
   days on market $325,000 Active 12 DOM
3. 2026-06-16
   days on market $325,000 Active 11 DOM
4. 2026-06-15
   days on market $325,000 Active 10 DOM
5. 2026-06-13
   days on market $325,000 Active 8 DOM
6. 2026-06-12
   days on market $325,000 Active 7 DOM
7. 2026-06-09
   days on market $325,000 Active 4 DOM
8. 2026-06-08
   days on market $325,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $325,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,370
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,150
• − Management: −$3,150
• − Depreciation: −$9,455
• Taxable loss: −$1,089
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $4,411/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming Catskills cottage is in good condition with a good condition score of 75. It has a good roof, exterior, and interior, and is surrounded by a well-maintained lawn and garden. The property has a good foundation and structure, and the HVAC system appears to be in good condition. The property is move-in ready and has a good curb appeal, making it an attractive option for both buyers and renters.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Trim and mulch landscaping — Well-maintained landscaping can attract tenants and increase rental value.
• Resale Replace old appliances — Modern appliances can attract more buyers and increase the property's value.
• Both Install smart home features — Smart home features can increase both resale and rental value by making the property more attractive to buyers and tenants.
• Both Add a deck or patio — A deck or patio can increase both resale and rental value by providing outdoor living space and enhancing the property's curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Trim and mulch landscaping — Well-maintained landscaping can attract tenants and increase rental value. ↑
• Resale Replace old appliances — Modern appliances can attract more buyers and increase the property's value. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the property more attractive to buyers and tenants. ↑
• Both Add a deck or patio — A deck or patio can increase both resale and rental value by providing outdoor living space and enhancing the property's curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Margaretville Central School District
• NCES district ID: 3618510
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $42,369
• Composite: 26.35/100
• National rank: #12675
• State rank: #734 of 755 in NY

Livability — Margaretville

• Score: 65/100
• State rank: #711
• US rank: #13534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,859

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 5% Iranian 3% Slovak 3%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 77% English-only · Spanish 12% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.36%
• Current HPI: 355.7672
• 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

1 event — show timeline

• 2026-06-04 Listed $325,000 HVCRMLS