74 High Rd · Barryville, NY 12737

$199,000

4 bd · 2.0 ba · 1,965 sqft · MultiFamily public records · 26 Days on market

Built 1920 1.90 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity to own a 2 Family In Glen Spey! Nice location close to Port Jervis for commuter trains, buses and conveniences yet far enough away to enjoy country living! Minutes to the Delaware River for recreation, close to Circle Park, the Homestead School, Eldred Schools, Barryville farmers market and so much more! This home needs some TLC , bring your favorite contractor or do the work yourself, it's well worth the time and effort! 2 Family home features 2 separate apartments. 2 bedrooms, spacious living room, large formal dining room, eat in kitchen, bath and large deck on the first level, second level apartment has living room, kitchen, bedroom, office/bedroom and bath. Detached large 2 car garage, wood floors as seen, nice side yard privacy, and some out buildings complete this home. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

Key facts

• New wooden stairs
• New floors
• Upgraded plumbing

Tags

• NEW WOODEN STAIRS
• NEW FLOORS
• UPGRADED ELECTRIC
• UPGRADED PLUMBING
• ORIGINAL WOOD FLOORS
• FRESHLY PAINTED WALLS

Property features AI

Exterior

• Parking: Common parking; Driveway; Garage; Off-street parking; Private parking; 2-car garage
• Utilities: Septic tank; Cable available; Electricity connected; Phone available; Sewer connected; Private trash collection; Water connected
• Home design: Duplex
• Construction: Brick and vinyl siding construction; Unfinished basement
• Exterior features: No waterfront

Interior

• Heating & cooling: Baseboard heating; Hot water heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Pantry; Storage; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $563/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.3% in Barryville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eldred Central School District (rural): math 33% / reading 50% proficiency, ranked #495 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George Ross Mackenzie Elementary School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 242 students, 38% FRL); Eldred Junior-Senior High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 230 students, 46% FRL).
• Market conditions: 66 active listings in the ZIP; 1 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 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 26 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 4.24×
• Total profit: $180,298
• Equity at exit: $179,275

10-year hold

• IRR: 36.8%
• Equity multiple: 9.52×
• Total profit: $474,946
• Equity at exit: $386,613

Cash invested: $55,720 (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 12737

• Active inventory: 66
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,470 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$489 /mo · $5,865/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $1,126

Break-even live

Break-even rent $2,045

Max offer price $199,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,470
Total (2 units)			$3,470

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Andrew Paye Rd Pond Eddy, NY	3.0	2.0	2050	$2,500	$1.22	5d	1	0.17mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $199,000 Pending 26 DOM
2. 2026-06-12
   days on market $199,000 Active 25 DOM
3. 2026-06-09
   days on market $199,000 Active 22 DOM
4. 2026-06-08
   days on market $199,000 Active 21 DOM
5. 2026-06-07
   days on market $199,000 Active 20 DOM
6. 2026-06-07
   days on market $199,000 Active 19 DOM
7. 2026-06-04
   remarks 699-char remark
8. 2026-06-04
   pricedays on market $199,000 Active 16 DOM
9. 2026-06-02
   days on market $249,000 Active 15 DOM
10. 2026-06-01
    days on market $249,000 Active 14 DOM
11. 2026-05-31
    days on market $249,000 Active 13 DOM
12. 2026-05-18
    listed $249,000 Active
13. 2023-12-07
    soldstatus $205,000
14. 2023-12-01
    soldstatus $205,000 Closed 918-char remark

    Show marketing remark (918 chars)

    Great opportunity to own a 2 Family In Glen Spey! Nice location close to Port Jervis for commuter trains, buses and conveniences yet far enough away to enjoy country living! Minutes to the Delaware River for recreation, close to Circle Park, the Homestead School, Eldred Schools, Barryville farmers market and so much more! This home needs some TLC , bring your favorite contractor or do the work yourself, it's well worth the time and effort! 2 Family home features 2 separate apartments. 2 bedrooms, spacious living room, large formal dining room, eat in kitchen, bath and large deck on the first level, second level apartment has living room, kitchen, bedroom, office/bedroom and bath. Detached large 2 car garage, wood floors as seen, nice side yard privacy, and some out buildings complete this home. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

15. 2023-08-16
    status Pending 918-char remark

    Show marketing remark (918 chars)

    Great opportunity to own a 2 Family In Glen Spey! Nice location close to Port Jervis for commuter trains, buses and conveniences yet far enough away to enjoy country living! Minutes to the Delaware River for recreation, close to Circle Park, the Homestead School, Eldred Schools, Barryville farmers market and so much more! This home needs some TLC , bring your favorite contractor or do the work yourself, it's well worth the time and effort! 2 Family home features 2 separate apartments. 2 bedrooms, spacious living room, large formal dining room, eat in kitchen, bath and large deck on the first level, second level apartment has living room, kitchen, bedroom, office/bedroom and bath. Detached large 2 car garage, wood floors as seen, nice side yard privacy, and some out buildings complete this home. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

16. 2023-07-04
    listed $225,000 Active 918-char remark

    Show marketing remark (918 chars)

    Great opportunity to own a 2 Family In Glen Spey! Nice location close to Port Jervis for commuter trains, buses and conveniences yet far enough away to enjoy country living! Minutes to the Delaware River for recreation, close to Circle Park, the Homestead School, Eldred Schools, Barryville farmers market and so much more! This home needs some TLC , bring your favorite contractor or do the work yourself, it's well worth the time and effort! 2 Family home features 2 separate apartments. 2 bedrooms, spacious living room, large formal dining room, eat in kitchen, bath and large deck on the first level, second level apartment has living room, kitchen, bedroom, office/bedroom and bath. Detached large 2 car garage, wood floors as seen, nice side yard privacy, and some out buildings complete this home. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

ⓘ 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: $5,865 · $489/mo
• Projected year-2 tax: $5,865 · $489/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,640
• − Mortgage interest: −$11,147
• − Property taxes: −$5,865
• − Insurance: −$995
• − Repairs & maintenance: −$3,331
• − Management: −$3,331
• − Depreciation: −$5,789
• Taxable income: $11,181
• Est. tax owed @ 24.0%: −$2,683
• After-tax cash flow: $10,829/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: Eldred Central School District
• NCES district ID: 3610410
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 50% ▲ 11.00%
• Median HH income: $52,775
• Composite: 35.94/100
• National rank: #4800
• State rank: #495 of 590 in NY

Livability — Barryville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,817

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 9% Cuban 1%
• Common ancestry: Romanian 7% Slovak 5% Lithuanian 4%
• Foreign-born: 5% · South Korea
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Other Indo-European 3% Spanish 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: ▲ 132.02%
• Current HPI: 443.8248
• 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

+10.7% since first listed

5 events — show timeline

• 2026-05-18 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-07 Sold (Public Records) $205,000 Public Records
• 2023-12-01 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-04 Listed $225,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $5,865 · +1.6% YoY. Source: county tax records.