5969 Stockbridge Hill Rd · Munnsville, NY 13409

$89,000

3 bd · 1.0 ba · 2,200 sqft · SingleFamily public records · 191 Days on market

Built 1900 0.43 ac lot Est $128k · 30% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential in this 4-bedroom, 1.5-bath home offering spacious living areas and a bright enclosed front porch ready for your creativity. With your vision and TLC, this could be the ideal home you’ve been looking for! Located on a good size lot and is just off of Route 46. Sold as-is.

Key facts

• Good size lot
• Enclosed front porch
• 0.43 acre lot

Tags

• ENCLOSED FRONT PORCH
• GOOD SIZE LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank for sewer; Water connected
• Home design: 2-story house; Resale property; Asphalt roof; Vinyl siding; Stone foundation; Lot approximately 0.43 acres (140 x 130)
• Construction: Vinyl siding construction; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Blacktop driveway; Rectangular residential lot; Road frontage on a city street and main thoroughfare

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Oil forced air heating; Heating present
• Interior features: Separate/formal dining room; Eat-in kitchen; Library; Bedroom on main level; Full basement
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#772 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Stockbridge Valley Central School District (rural): math 46% / reading 48% proficiency, ranked #518 of 755 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($615 loan paydown + $6k appreciation (6.4% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.53% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.55%
• DSCR: 1.74
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $127,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5671 Middle Rd	0.44mi	3/1.0	1,884 (-14%)	8mo	$109,900	$58	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.01×
• Total profit: $49,969
• Equity at exit: $58,378

10-year hold

• IRR: 27.8%
• Equity multiple: 6.20×
• Total profit: $129,475
• Equity at exit: $108,029

Cash invested: $24,920 (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 13409

• Home prices YoY: 2.7%
• Active inventory: 4
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$229 /mo · $2,745/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $344

Break-even live

Break-even rent $927

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $394	-5% $369	+0% $344	+5% $319	+10% $293
Rent	-10% $236	-5% $290	+0% $344	+5% $398	+10% $451
Rate	-1.0pp $389	-0.5pp $366	base $344	+0.5pp $321	+1.0pp $297

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 191 DOM
2. 2026-06-18
   days on market $89,000 Active 189 DOM
3. 2026-06-17
   days on market $89,000 Active 188 DOM
4. 2026-06-16
   days on market $89,000 Active 187 DOM
5. 2026-06-16
   price $89,000 Active 186 DOM
6. 2026-06-15
   days on market $95,500 Active 186 DOM
7. 2026-06-13
   days on market $95,500 Active 184 DOM
8. 2026-06-12
   days on market $95,500 Active 183 DOM
9. 2026-06-09
   days on market $95,500 Active 180 DOM
10. 2026-06-08
    days on market $95,500 Active 179 DOM
11. 2026-06-07
    days on market $95,500 Active 178 DOM
12. 2026-06-05
    days on market $95,500 Active 176 DOM
13. 2026-06-04
    days on market $95,500 Active 174 DOM
14. 2026-06-02
    days on market $95,500 Active 173 DOM
15. 2026-06-01
    days on market $95,500 Active 172 DOM
16. 2026-05-31
    days on market $95,500 Active 171 DOM
17. 2026-05-22
    status Active
18. 2026-04-10
    historical Active Under Contract
19. 2026-04-01
    status Pending
20. 2026-02-20
    price $95,500
21. 2025-12-01
    listed $101,500 Active
22. 2008-10-30
    soldstatus $72,080

ⓘ 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: $2,745 · $229/mo
• Projected year-2 tax: $2,745 · $229/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $16,350
• − Mortgage interest: −$4,985
• − Property taxes: −$2,745
• − Insurance: −$445
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,589
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,413/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: Stockbridge Valley Central School District
• NCES district ID: 3628140
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $51,278
• Composite: 42.55/100
• National rank: #6847
• State rank: #518 of 755 in NY

Livability — Munnsville

• Score: 64/100
• State rank: #772
• US rank: #14767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,123
• Population (ZIP): 2,123

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.43%
• Current HPI: 244.3231
• 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

+32.5% since first listed

6 events — show timeline

• 2026-05-22 Relisted — CNYIS
• 2026-04-10 Contingent — CNYIS
• 2026-04-01 Pending — CNYIS
• 2026-02-20 Price Changed $95,500 CNYIS
• 2025-12-01 Listed $101,500 CNYIS
• 2008-10-30 Sold (Public Records) $72,080 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,745 · -0.6% YoY. Source: county tax records.