60 Manchester Rd · Rock Hill, NY 12775

$419,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 88 Days on market

Built 1990 0.54 ac lot $269/sqft · 16% above area Est $525k · 20% under

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Why this score? — see what drove the D 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
• Appreciation +10.0/10.0
• Cash flow +3.7/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully appointed raised ranch offering 2,273 square feet of thoughtfully designed living space, perfectly blending comfort, efficiency, and natural charm. This spacious home features 4 bedrooms, with the flexibility of a dedicated office or optional additional bedroom ideal for today’s work from home lifestyle. The inviting living room centers around a cozy wood burning fireplace, creating a warm and welcoming atmosphere, while recessed lighting and tubular skylights enhance the home with abundant natural light. Entertain with ease in the formal dining room or gather in the large eat in kitchen; designed for both everyday living and special occasions. Additionally, there are two tile bathrooms, including one with a garden tub, and a touch of elegance with six panel wood doors throughout the home. The lower level offers a generous family room, expanding your living in entertaining space. This home is as efficient as it is beautiful, featuring owned -Tesla 8.16-kilowatt solar panels paired with two 13-kilowatt Powerwall batteries delivering energy savings and backup power for peace of mind. Additional highlights include a 5-zone heating system and central air conditioning for year-round comfort. Situated on a rare double lot, this property offers exceptional privacy, a wide driveway with ample parking, two car garage, and is professionally landscaped for low maintenance living. Have your morning coffee and entertain on a 12 by 31 foot rear deck adjacent to a babbling brook, - a peaceful retreat in your own backyard. Conveniently located to shopping, Resorts World Catskills Casino, Cartwright Resort and Water Park, Holiday Mountain Ski Area and the Bethel Wood Center for the Arts. Only 90 minutes to NYC. A great investment property that can be used for an Airbnb. A rare combination of space, upgrades, and sustainability, this home is truly a must see.

Key facts

• Powerwall batteries
• Six panel wood doors
• Recessed lighting

Tags

• WOOD BURNING FIREPLACE
• RECESSED LIGHTING
• TUB WITH GARDEN
• SIX PANEL WOOD DOORS
• TESLA SOLAR PANELS
• POWERWALL BATTERIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (52.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (45.4% below list).
• Recommended offer: $201k (52.1% below list) — sets the bar for cash-flow.

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: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k 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.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $419k implies a 831% gain — meaningful room to come down on a strong offer.

Recommended offer $200,574 (52.1% 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 88 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 2.75%
• Cash-on-cash: -12.65%
• DSCR: 0.44
• GRM: 15.3

CMA / ARV

• ARV (median comp): $524,870
• List price: $419,000
• Delta: -20.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Stratford Rd	0.08mi	3/2.0	1,578 (+1%)	12mo	$259,000	$164	85
25 Crescent Vw	0.74mi	3/2.0	1,600 (+3%)	4mo	$322,000	$201	58
19 Manchester Rd	0.19mi	3/2.0	1,716 (+10%)	21mo	$257,500	$150	57
19 Bristol Cir	0.29mi	4/3.0 (+1)	1,713 (+10%)	10mo	$461,500	$269	52
20 Crescent Vw	0.73mi	3/2.5	1,466 (-6%)	2mo	$290,000	$198	52
9 Crescent Cir	0.68mi	3/2.0	1,462 (-6%)	12mo	$374,900	$256	48
419 Old Sackett Rd	0.46mi	3/2.0	1,674 (+7%)	22mo	$360,000	$215	48
47 Kent St	0.37mi	3/2.0	1,368 (-12%)	18mo	$275,000	$201	47
249 Lake Louise Marie Rd	0.70mi	3/2.0	1,478 (-5%)	20mo	$364,000	$246	42

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: 15.5%
• Equity multiple: 2.27×
• Total profit: $149,572
• Equity at exit: $377,468

10-year hold

• IRR: 15.0%
• Equity multiple: 5.28×
• Total profit: $502,642
• Equity at exit: $814,025

Cash invested: $117,320 (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: 62
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$670 /mo · $8,045/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-1,236

Break-even live

Break-even rent $3,851

Max offer price $200,574

Occupancy floor —

Sensitivity live

Price	-10% $-999	-5% $-1,118	+0% $-1,236	+5% $-1,355	+10% $-1,474
Rent	-10% $-1,417	-5% $-1,327	+0% $-1,236	+5% $-1,146	+10% $-1,056
Rate	-1.0pp $-1,025	-0.5pp $-1,130	base $-1,236	+0.5pp $-1,345	+1.0pp $-1,455

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Norfolk Ct Rock Hill, NY	4.0	2.0	1726	$2,500	$1.45	45d	1	0.68mi
182 Rock Hill Dr Rock Hill, NY	2.0	1.0	1416	$2,000	$1.41	21d	1	0.91mi

Listing history 24 events

1. 2026-06-21
   days on market $419,000 Active 88 DOM
2. 2026-06-18
   days on market $419,000 Active 85 DOM
3. 2026-06-17
   days on market $419,000 Active 84 DOM
4. 2026-06-16
   days on market $419,000 Active 83 DOM
5. 2026-06-15
   days on market $419,000 Active 82 DOM
6. 2026-06-14
   days on market $419,000 Active 80 DOM
7. 2026-06-10
   days on market $419,000 Active 77 DOM
8. 2026-06-09
   days on market $419,000 Active 76 DOM
9. 2026-06-08
   days on market $419,000 Active 75 DOM
10. 2026-06-07
    days on market $419,000 Active 74 DOM
11. 2026-06-03
    days on market $419,000 Active 70 DOM
12. 2026-06-02
    days on market $419,000 Active 69 DOM
13. 2026-06-01
    days on market $419,000 Active 68 DOM
14. 2026-05-31
    days on market $419,000 Active 67 DOM
15. 2026-05-31
    days on market $419,000 Active 66 DOM
16. 2026-05-01
    price $428,000 1908-char remark

    Show marketing remark (1908 chars)

    Welcome to this beautifully appointed raised ranch offering 2,273 square feet of thoughtfully designed living space, perfectly blending comfort, efficiency, and natural charm. This spacious home features 4 bedrooms, with the flexibility of a dedicated office or optional additional bedroom ideal for today’s work from home lifestyle. The inviting living room centers around a cozy wood burning fireplace, creating a warm and welcoming atmosphere, while recessed lighting and tubular skylights enhance the home with abundant natural light. Entertain with ease in the formal dining room or gather in the large eat in kitchen; designed for both everyday living and special occasions. Additionally, there are two tile bathrooms, including one with a garden tub, and a touch of elegance with six panel wood doors throughout the home. The lower level offers a generous family room, expanding your living in entertaining space. This home is as efficient as it is beautiful, featuring owned -Tesla 8.16-kilowatt solar panels paired with two 13-kilowatt Powerwall batteries delivering energy savings and backup power for peace of mind. Additional highlights include a 5-zone heating system and central air conditioning for year-round comfort. Situated on a rare double lot, this property offers exceptional privacy, a wide driveway with ample parking, two car garage, and is professionally landscaped for low maintenance living. Have your morning coffee and entertain on a 12 by 31 foot rear deck adjacent to a babbling brook, - a peaceful retreat in your own backyard. Conveniently located to shopping, Resorts World Catskills Casino, Cartwright Resort and Water Park, Holiday Mountain Ski Area and the Bethel Wood Center for the Arts. Only 90 minutes to NYC. A great investment property that can be used for an Airbnb. A rare combination of space, upgrades, and sustainability, this home is truly a must see.

17. 2026-03-25
    historical
18. 2026-03-25
    status Active
19. 2026-03-25
    price $438,000
20. 2026-03-24
    listed $438,000 Active 1908-char remark

    Show marketing remark (1908 chars)

    Welcome to this beautifully appointed raised ranch offering 2,273 square feet of thoughtfully designed living space, perfectly blending comfort, efficiency, and natural charm. This spacious home features 4 bedrooms, with the flexibility of a dedicated office or optional additional bedroom ideal for today’s work from home lifestyle. The inviting living room centers around a cozy wood burning fireplace, creating a warm and welcoming atmosphere, while recessed lighting and tubular skylights enhance the home with abundant natural light. Entertain with ease in the formal dining room or gather in the large eat in kitchen; designed for both everyday living and special occasions. Additionally, there are two tile bathrooms, including one with a garden tub, and a touch of elegance with six panel wood doors throughout the home. The lower level offers a generous family room, expanding your living in entertaining space. This home is as efficient as it is beautiful, featuring owned -Tesla 8.16-kilowatt solar panels paired with two 13-kilowatt Powerwall batteries delivering energy savings and backup power for peace of mind. Additional highlights include a 5-zone heating system and central air conditioning for year-round comfort. Situated on a rare double lot, this property offers exceptional privacy, a wide driveway with ample parking, two car garage, and is professionally landscaped for low maintenance living. Have your morning coffee and entertain on a 12 by 31 foot rear deck adjacent to a babbling brook, - a peaceful retreat in your own backyard. Conveniently located to shopping, Resorts World Catskills Casino, Cartwright Resort and Water Park, Holiday Mountain Ski Area and the Bethel Wood Center for the Arts. Only 90 minutes to NYC. A great investment property that can be used for an Airbnb. A rare combination of space, upgrades, and sustainability, this home is truly a must see.

21. 2025-11-11
    price $448,000
22. 2025-08-14
    price $449,000
23. 2025-08-02
    listed $459,000 Active
24. 1987-10-30
    soldstatus $45,000

ⓘ 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: $8,045 · $670/mo
• Projected year-2 tax: $8,045 · $670/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $27,430
• − Mortgage interest: −$23,471
• − Property taxes: −$8,045
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$12,189
• Taxable loss: −$22,758
• Est. tax savings @ 24.0%: +$5,462
• After-tax cash flow: $-9,376/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

+851.1% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $428,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $438,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $438,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $448,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-02 Listed $459,000 OneKey® MLS as Distributed by MLS Grid
• 1987-10-30 Sold (Public Records) $45,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $8,045 · +3.3% YoY. Source: county tax records.