61 Straight Path · Rock Hill, NY 12775

$269,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 41 Days on market

Built 1963 5,245 sqft lot $267/sqft · 23% below area Est $347k · 23% under $67/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming and well-maintained home offering comfort, value, and a truly special atmosphere! This inviting property features 3 spacious bedrooms and 2 full bathrooms, with generously sized rooms that provide both functionality and flexibility for everyday living. Whether you're relaxing with family or entertaining guests, the layout offers a warm, comfortable flow throughout the home. Nestled beside a beautiful lake, the property enjoys a peaceful setting with scenic views that enhance daily life—and with the lake and beach just steps away, you can easily enjoy water-scenic living at its finest. Its convenient location provides easy access to local amenities, shopping, and dining—ideal for both full-time living and a weekend retreat. A lovely cherry blossom tree graces the front of the home, adding seasonal beauty and a welcoming first impression. Beyond the home itself, the community offers an impressive array of recreational amenities, including playgrounds, basketball courts, tennis courts, squash courts, swimming pools, gyms, lake beaches, and docks—creating endless opportunities for relaxation and enjoyment right at your doorstep. Offered at an attractive price, this home delivers exceptional value—truly worth every dollar. Lovingly maintained, the current homeowners have cherished not only the home itself but also the sense of positive energy it brings—sharing that it has brought them great memories and good fortune. They now hope this special home will continue to pass along that same warmth and positive energy to its next owner. Don’t miss this unique opportunity to own a home that perfectly combines space, location, lifestyle, and heart.

Key facts

• Playgrounds
• Tennis courts
• Waterfront living

Tags

• WATERFRONT LIVING
• LOCAL AMENITIES
• RECREATIONAL AMENITIES
• PLAYGROUNDS
• BASKETBALL COURTS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-79 ($-953/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (11.6% below list).
• Recommended offer: $238k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Rock Hill — 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 (#478 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monticello Central School District (town): math 29% / reading 30% proficiency, ranked #577 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Emma C Chase School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 228 students, 57% FRL); Robert J Kaiser Middle School (math 7% / reading 35%, grade F, #661 of 729 statewide, top 91%, 595 students, 66% FRL); Monticello High School (math 82% / reading 34%, grade C, #879 of 1,100 statewide, top 80%, 844 students, 63% FRL).
• Market conditions: 63 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 $29k of equity ($2k loan paydown + $27k 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 $75k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $269k implies a 492% gain — meaningful room to come down on a strong offer.

Recommended offer $237,764 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (median comp): $347,472
• List price: $269,000
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 The Curve Rd	0.03mi	3/1.5	952 (-6%)	4mo	$255,000	$268	84
17 High View Ter	0.10mi	3/2.0	1,034 (+3%)	12mo	$270,000	$261	81
31 Straight Path	0.14mi	3/1.0	934 (-7%)	21mo	$300,000	$321	59
33 Crescent Cir	0.50mi	2/2.0 (-1)	912 (-10%)	6mo	$295,000	$323	50

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $141,542
• Equity at exit: $242,337

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $420,989
• Equity at exit: $522,608

Cash invested: $75,320 (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 12775

• Home prices YoY: 2.6%
• Active inventory: 63
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$368 /mo · $4,416/yr
• Insurance: −$112
• HOA: −$67
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-79

Break-even live

Break-even rent $2,478

Max offer price $254,969

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $-3	+0% $-79	+5% $-156	+10% $-232
Rent	-10% $-267	-5% $-173	+0% $-79	+5% $14	+10% $108
Rate	-1.0pp $56	-0.5pp $-11	base $-79	+0.5pp $-149	+1.0pp $-220

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: waterlandscapingpoolgym

Listing history 9 events

1. 2026-04-07
   listed $269,000 Active 1730-char remark

   Show marketing remark (1730 chars)

   Welcome to this charming and well-maintained home offering comfort, value, and a truly special atmosphere! This inviting property features 3 spacious bedrooms and 2 full bathrooms, with generously sized rooms that provide both functionality and flexibility for everyday living. Whether you're relaxing with family or entertaining guests, the layout offers a warm, comfortable flow throughout the home. Nestled beside a beautiful lake, the property enjoys a peaceful setting with scenic views that enhance daily life—and with the lake and beach just steps away, you can easily enjoy water-scenic living at its finest. Its convenient location provides easy access to local amenities, shopping, and dining—ideal for both full-time living and a weekend retreat. A lovely cherry blossom tree graces the front of the home, adding seasonal beauty and a welcoming first impression. Beyond the home itself, the community offers an impressive array of recreational amenities, including playgrounds, basketball courts, tennis courts, squash courts, swimming pools, gyms, lake beaches, and docks—creating endless opportunities for relaxation and enjoyment right at your doorstep. Offered at an attractive price, this home delivers exceptional value—truly worth every dollar. Lovingly maintained, the current homeowners have cherished not only the home itself but also the sense of positive energy it brings—sharing that it has brought them great memories and good fortune. They now hope this special home will continue to pass along that same warmth and positive energy to its next owner. Don’t miss this unique opportunity to own a home that perfectly combines space, location, lifestyle, and heart.

2. 2018-07-24
   soldstatus $45,434
3. 2017-10-10
   historical
4. 2017-04-10
   listed $110,000
5. 2003-07-17
   soldstatus $142,000
6. 2003-07-15
   soldstatus $142,000
7. 2003-07-02
   historical
8. 2003-04-13
   listed $142,500
9. 1990-06-20
   soldstatus $78,000

ⓘ 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: $4,416 · $368/mo
• Projected year-2 tax: $4,481 · $373/mo
• Expected delta: +$65/yr (+$5/mo · 1.5%)

ⓘ 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 ≥92°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,532
• − Mortgage interest: −$15,068
• − Property taxes: −$4,416
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$804
• − Depreciation: −$7,825
• Taxable loss: −$5,492
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $365/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: Monticello Central School District
• NCES district ID: 3619740
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $44,696
• Composite: 25.28/100
• National rank: #7491
• State rank: #577 of 590 in NY

Livability — Rock Hill

• Score: 69/100
• State rank: #478
• US rank: #8452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Hill, NY
• City population: 2,661
• Population (ZIP): 2,661

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Italian 4% Scotch-Irish 4%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% 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: ▲ 11.12%
• Current HPI: 437.7751
• 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

+244.9% since first listed

9 events — show timeline

• 2026-04-07 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-24 Sold (Public Records) $45,434 Public Records
• 2017-10-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-10 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2003-07-17 Sold (Public Records) $142,000 Public Records
• 2003-07-15 Sold (MLS) $142,000 HGMLS
• 2003-07-02 Delisted — HGMLS
• 2003-04-13 Listed $142,500 HGMLS
• 1990-06-20 Sold (Public Records) $78,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,416 · +2.9% YoY. Source: county tax records.