568 Old Liberty Rd · Monticello, NY 12701

$365,000

4 bd · 2.0 ba · 2,181 sqft · SingleFamily public records · 254 Days on market

Built 1944 1.17 ac lot $167/sqft · at area comps Est $374k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• Cash flow +6.3/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

Key facts

• New ss appliances
• Updated cabinets
• Open concept

Tags

• OPEN CONCEPT
• EAT IN KITCHEN
• NEW SS APPLIANCES
• UPDATED CABINETS
• WOOD BURNING STOVE
• MUDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-650 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (39.2% below list).
• Recommended offer: $222k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Monticello — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#899 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: crime 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: George L Cooke School (592 students, 71% 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) — zoned schools average 67% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 188 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).
• At $2,220/mo this rent would consume 47% of the median local household income ($57k/yr) (locally 814% 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $250k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,017 (39.2% 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 254 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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 D 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. 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?
9. 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.
10. 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.
11. 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: 0.61% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 13.7

CMA / ARV

• ARV (median comp): $374,090
• List price: $365,000
• Delta: -2.43%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $157,323
• Equity at exit: $328,821

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $495,790
• Equity at exit: $709,115

Cash invested: $102,200 (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 12701

• Home prices YoY: 16.7%
• Active inventory: 188
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$338 /mo · $4,058/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-650

Break-even live

Break-even rent $3,044

Max offer price $250,098

Occupancy floor —

Sensitivity live

Price	-10% $-444	-5% $-547	+0% $-650	+5% $-754	+10% $-857
Rent	-10% $-826	-5% $-738	+0% $-650	+5% $-563	+10% $-475
Rate	-1.0pp $-467	-0.5pp $-558	base $-650	+0.5pp $-745	+1.0pp $-841

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-15
   status Pending 1004-char remark

   Show marketing remark (1004 chars)

   Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

2. 2026-04-02
   status Active 1004-char remark

   Show marketing remark (1004 chars)

   Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

3. 2026-04-02
   price $365,000 1004-char remark

   Show marketing remark (1004 chars)

   Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

4. 2025-10-01
   price $370,000 1004-char remark

   Show marketing remark (1004 chars)

   Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

5. 2025-08-21
   price $374,999 1004-char remark

   Show marketing remark (1004 chars)

   Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

6. 2025-08-04
   listed $379,000 Active 1004-char remark

   Show marketing remark (1004 chars)

   Your new home awaits. Move right into this spacious 4 bedroom cape sitting on a beautiful 1+ acre property. The home offers many great living areas including an inviting open concept, eat in kitchen with new SS appliances and updated cabinets, a dining room and family room with newer wood burning stove. A mudroom, first floor bedroom, full bathroom, laundry closet and an additional entertaining space, we call the "speakeasy", finish off the the main level. Upstairs you will find two well-sized bedrooms. The primary bedroom has a large walk-in closet. A shared full bathroom off the hallway features a bathtub/shower combination. With over 2100 sq ft this spacious home offers great flexibility for multi-generational living. The basement is home to all utilities and is a great space for storage. Outside, enjoy a stone patio, large gardens including your own grape vines, sheds and plenty of space for outdoor activities. This well cared for home is ready for you and your green thumb!

7. 2023-07-07
   soldstatus $250,000
8. 2023-06-27
   soldstatus $250,000 Closed 658-char remark

   Show marketing remark (658 chars)

   What a treat. Charming old style expanded Cape on over an acre of land. Home feature 4 bedroom, 2 full tiled baths, living room with granite fireplace. 2 bedrooms downstairs and 2 bedrooms upstairs with full baths on each floor. Full unfinished basements with a workshop and a wine cellar. Out side amenities include stone patio, covered porch for the the grilling. Beautiful grounds with a road frontage on 3 sides on the quiet cul-de-sac outs buildings, 2 raised vegetable beds. great location, just a stone throw to the major roads, shopping and more that Sullivan county has to offer. Priced to sell! Additional Information: HeatingFuel:Oil Above Ground,

9. 2023-04-21
   status Pending 658-char remark

   Show marketing remark (658 chars)

   What a treat. Charming old style expanded Cape on over an acre of land. Home feature 4 bedroom, 2 full tiled baths, living room with granite fireplace. 2 bedrooms downstairs and 2 bedrooms upstairs with full baths on each floor. Full unfinished basements with a workshop and a wine cellar. Out side amenities include stone patio, covered porch for the the grilling. Beautiful grounds with a road frontage on 3 sides on the quiet cul-de-sac outs buildings, 2 raised vegetable beds. great location, just a stone throw to the major roads, shopping and more that Sullivan county has to offer. Priced to sell! Additional Information: HeatingFuel:Oil Above Ground,

10. 2023-04-03
    listed $234,900 Active 658-char remark

    Show marketing remark (658 chars)

    What a treat. Charming old style expanded Cape on over an acre of land. Home feature 4 bedroom, 2 full tiled baths, living room with granite fireplace. 2 bedrooms downstairs and 2 bedrooms upstairs with full baths on each floor. Full unfinished basements with a workshop and a wine cellar. Out side amenities include stone patio, covered porch for the the grilling. Beautiful grounds with a road frontage on 3 sides on the quiet cul-de-sac outs buildings, 2 raised vegetable beds. great location, just a stone throw to the major roads, shopping and more that Sullivan county has to offer. Priced to sell! Additional Information: HeatingFuel:Oil Above Ground,

11. 2023-03-24
    historical $234,900 658-char remark

    Show marketing remark (658 chars)

    What a treat. Charming old style expanded Cape on over an acre of land. Home feature 4 bedroom, 2 full tiled baths, living room with granite fireplace. 2 bedrooms downstairs and 2 bedrooms upstairs with full baths on each floor. Full unfinished basements with a workshop and a wine cellar. Out side amenities include stone patio, covered porch for the the grilling. Beautiful grounds with a road frontage on 3 sides on the quiet cul-de-sac outs buildings, 2 raised vegetable beds. great location, just a stone throw to the major roads, shopping and more that Sullivan county has to offer. Priced to sell! Additional Information: HeatingFuel:Oil Above Ground,

12. 1990-06-20
    soldstatus $60,000

ⓘ 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: $4,058 · $338/mo
• Projected year-2 tax: $5,113 · $426/mo
• Expected delta: +$1,055/yr (+$88/mo · 26.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $26,642
• − Mortgage interest: −$20,446
• − Property taxes: −$4,058
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$10,618
• Taxable loss: −$14,568
• Est. tax savings @ 24.0%: +$3,496
• After-tax cash flow: $-4,309/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 — Monticello

• Score: 61/100
• State rank: #899
• US rank: #17510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sullivan County · 12,197 people
• City population: 12,197
• Metro: nan
• Population (ZIP): 12,197
• Household income: $57,222
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 814.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 31% Black 15% Two or more races 15% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Dominican 3%
• Common ancestry: Scotch-Irish 3% Romanian 2% Iranian 1%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 20% 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: ▲ 72.71%
• Current HPI: 507.739
• 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

+508.3% since first listed

12 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $370,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $374,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-04 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-07 Sold (Public Records) $250,000 Public Records
• 2023-06-27 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-04-03 Listed $234,900 OneKey® MLS as Distributed by MLS Grid
• 2023-03-24 Coming Soon $234,900 OneKey® MLS as Distributed by MLS Grid
• 1990-06-20 Sold (Public Records) $60,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $4,058 · +2.7% YoY. Source: county tax records.