50 Maple St · Cementon, NY 12414

$149,500

6 bd · 2.0 ba · 2,880 sqft · MultiFamily public records · 85 Days on market

Built 1930 0.50 ac lot $52/sqft · 78% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Bring your vision to 50 Maple Street, a generously sized home in the quiet hamlet of Cementon within the Catskills School District. This property offers tons of room to spread out, with a flexible layout perfect for those seeking space to create, work, or even invest. The first floor you'll find expansive rooms making it ideal for creative studios, recreation areas and large living space. Several rooms on the second floor can serve as bedrooms, offices, or hobby spaces. This level also features a large eat-in kitchen, multiple living spaces, a full bathroom and a separate laundry room. The home is in need of updates and repairs, it offers great potential for the right buyer and was used as a studio for an Artist for 40 years. Whether you're looking to renovate for personal use or create a live/work space, this home is a blank canvas in a convenient Catskills location. Just minutes from the Hudson River and the villages of Catskill and Saugerties. Close to shops, restaurants and major highways. Priced to sell and full of possibilities - get creative with this one! - CASH OR REHAB LOANS ONLY PLEASE !

Key facts

• Expansive rooms
• Large eat-in kitchen
• 0.5 acre lot

Tags

• EXPANSIVE ROOMS
• LARGE EAT-IN KITCHEN
• MULTIPLE LIVING SPACES
• SEPARATE LAUNDRY ROOM
• CONVENIENT CATSKILLS LOCATION
• MINUTES FROM HUDSON RIVER

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $5k ($64k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $8,103/mo this rent would consume 133% of the median local household income ($73k/yr) (locally 318% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% 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 $42k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($141k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 5.42% ✓
• Cap rate: 49.22%
• Cash-on-cash: 153.31%
• DSCR: 7.82
• GRM: 1.5

CMA / ARV

• ARV (median comp): $692,518
• List price: $149,500
• Delta: -78.41%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.00×
• Total profit: $418,662
• Equity at exit: $134,681

10-year hold

• IRR: —
• Equity multiple: 24.13×
• Total profit: $968,156
• Equity at exit: $290,446

Cash invested: $41,860 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 104
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $8,103 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,702
• Net cashflow: $5,292

Break-even live

Break-even rent $1,404

Max offer price $149,500

Occupancy floor 30%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$8,100
Total (6 units)			$8,103

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $149,500 Active 85 DOM
2. 2026-06-18
   days on market $149,500 Active 84 DOM
3. 2026-06-17
   days on market $149,500 Active 83 DOM
4. 2026-06-16
   days on market $149,500 Active 82 DOM
5. 2026-06-15
   days on market $149,500 Active 81 DOM
6. 2026-06-14
   days on market $149,500 Active 79 DOM
7. 2026-06-12
   days on market $149,500 Active 78 DOM
8. 2026-06-09
   days on market $149,500 Active 75 DOM
9. 2026-06-08
   days on market $149,500 Active 74 DOM
10. 2026-06-07
    days on market $149,500 Active 73 DOM
11. 2026-06-02
    days on market $149,500 Active 68 DOM
12. 2026-06-01
    days on market $149,500 Active 67 DOM
13. 2026-05-31
    days on market $149,500 Active 66 DOM
14. 2026-05-30
    days on market $149,500 Active 65 DOM
15. 2026-05-19
    status Pending 1116-char remark

    Show marketing remark (1116 chars)

    Bring your vision to 50 Maple Street, a generously sized home in the quiet hamlet of Cementon within the Catskills School District. This property offers tons of room to spread out, with a flexible layout perfect for those seeking space to create, work, or even invest. The first floor you'll find expansive rooms making it ideal for creative studios, recreation areas and large living space. Several rooms on the second floor can serve as bedrooms, offices, or hobby spaces. This level also features a large eat-in kitchen, multiple living spaces, a full bathroom and a separate laundry room. The home is in need of updates and repairs, it offers great potential for the right buyer and was used as a studio for an Artist for 40 years. Whether you're looking to renovate for personal use or create a live/work space, this home is a blank canvas in a convenient Catskills location. Just minutes from the Hudson River and the villages of Catskill and Saugerties. Close to shops, restaurants and major highways. Priced to sell and full of possibilities - get creative with this one! - CASH OR REHAB LOANS ONLY PLEASE !

16. 2026-03-17
    listed $149,500 Active 1115-char remark

    Show marketing remark (1116 chars)

    Bring your vision to 50 Maple Street, a generously sized home in the quiet hamlet of Cementon within the Catskills School District. This property offers tons of room to spread out, with a flexible layout perfect for those seeking space to create, work, or even invest. The first floor you'll find expansive rooms making it ideal for creative studios, recreation areas and large living space. Several rooms on the second floor can serve as bedrooms, offices, or hobby spaces. This level also features a large eat-in kitchen, multiple living spaces, a full bathroom and a separate laundry room. The home is in need of updates and repairs, it offers great potential for the right buyer and was used as a studio for an Artist for 40 years. Whether you're looking to renovate for personal use or create a live/work space, this home is a blank canvas in a convenient Catskills location. Just minutes from the Hudson River and the villages of Catskill and Saugerties. Close to shops, restaurants and major highways. Priced to sell and full of possibilities - get creative with this one! - CASH OR REHAB LOANS ONLY PLEASE !

17. 2026-03-17
    listed $149,500 Active 1116-char remark

    Show marketing remark (1116 chars)

    Bring your vision to 50 Maple Street, a generously sized home in the quiet hamlet of Cementon within the Catskills School District. This property offers tons of room to spread out, with a flexible layout perfect for those seeking space to create, work, or even invest. The first floor you'll find expansive rooms making it ideal for creative studios, recreation areas and large living space. Several rooms on the second floor can serve as bedrooms, offices, or hobby spaces. This level also features a large eat-in kitchen, multiple living spaces, a full bathroom and a separate laundry room. The home is in need of updates and repairs, it offers great potential for the right buyer and was used as a studio for an Artist for 40 years. Whether you're looking to renovate for personal use or create a live/work space, this home is a blank canvas in a convenient Catskills location. Just minutes from the Hudson River and the villages of Catskill and Saugerties. Close to shops, restaurants and major highways. Priced to sell and full of possibilities - get creative with this one! - CASH OR REHAB LOANS ONLY PLEASE !

18. 2026-01-26
    historical
19. 2025-07-08
    listed $150,000 Active

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$20/yr (+$2/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $97,236
• − Mortgage interest: −$8,374
• − Property taxes: −$2,486
• − Insurance: −$1,414
• − Repairs & maintenance: −$7,779
• − Management: −$7,779
• − Depreciation: −$4,349
• Taxable income: $65,054
• Est. tax owed @ 24.0%: −$15,613
• After-tax cash flow: $47,895/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Cementon

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

Census & demographics

• Census place: Cementon, NY
• County: Greene County · 10,169 people
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

-0.3% since first listed

5 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $149,500 HVCRMLS
• 2026-03-17 Listed $149,500 OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-08 Listed $150,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $2,486 · +3.2% YoY. Source: county tax records.