14 Bedford Ave · Monticello, NY 12701

$299,000

5 bd · 2.0 ba · 2,454 sqft · SingleFamily · 29 Days on market

Built 1930 Fair condition 3,798 sqft lot $122/sqft · 23% below area Est $391k · 23% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Investor’s Dream in Monticello’s Fast-Growing Area – Two-Family Home, 5 Bedrooms, 2 Baths, 2,454 Sq Ft An excellent investment opportunity awaits in one of Monticello’s most promising and fast-growing neighborhoods. This spacious two-family home features a total of 5 bedrooms and 2 full bathrooms across approximately 2,454 square feet, ideal for investors or owner-occupants seeking income and long-term value. Each unit offers bright, comfortable living spaces with functional layouts, separate utilities, ample parking, and a low-maintenance exterior—making this a smart, easy-to-manage addition to any portfolio. Conveniently located near local shops, restaurants

Key facts

• Separate utilities
• Two-family home
• Growing market

Tags

• TWO-FAMILY HOME
• SEPARATE UTILITIES
• LOW-MAINTENANCE SETUP
• EXCELLENT RENTAL POTENTIAL
• GROWING MARKET

Property features AI

Finance

• Other: Property marketed as a single-family residence; listing notes indicate a 2-family house with one 2-bedroom and one 3-bedroom unit that covers expenses

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public sewer; Trash collection (public)
• Home design: Single-family residence; Living area recorded from public records
• Construction: Frame construction; Full basement
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: No appliances listed
• Bedrooms: Includes first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Baseboard heating; No cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement; Unfinished attic; 9 total rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $299k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (21.7% below list).
• Recommended offer: $234k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Monticello — 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 61/100 on livability (#899 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: crime D, schools F, amenities 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.
• Market conditions: 186 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).
• At $2,342/mo this rent would consume 49% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,239 (21.7% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $390,590
• List price: $299,000
• Delta: -23.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Ann St	0.14mi	4/2.5 (-1)	2,512 (+2%)	0mo	$350,000	$139	82
17 Saint John	0.09mi	4/1.5 (-1)	2,586 (+5%)	17mo	$322,500	$125	66
15 North St	0.20mi	4/1.5 (-1)	2,198 (-10%)	8mo	$300,000	$136	60
44 Floral Dr	0.38mi	5/3.5	2,584 (+5%)	10mo	$590,000	$228	59
58 Park Ave	0.34mi	4/3.5 (-1)	2,316 (-6%)	22mo	$456,000	$197	46

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $149,132
• Equity at exit: $269,363

10-year hold

• IRR: 19.8%
• Equity multiple: 6.38×
• Total profit: $450,050
• Equity at exit: $580,891

Cash invested: $83,720 (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 12701

• Home prices YoY: 16.7%
• Active inventory: 186
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-216

Break-even live

Break-even rent $2,616

Max offer price $267,769

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-113	+0% $-216	+5% $-319	+10% $-422
Rent	-10% $-401	-5% $-308	+0% $-216	+5% $-123	+10% $-31
Rate	-1.0pp $-65	-0.5pp $-140	base $-216	+0.5pp $-293	+1.0pp $-372

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $299,000 Active 29 DOM
2. 2026-05-31
   days on market $299,000 Active 28 DOM
3. 2026-05-31
   days on market $299,000 Active 27 DOM
4. 2026-05-06
   status Active 1107-char remark
5. 2026-05-02
   historical 1107-char remark
6. 2026-04-01
   listed $299,000 Active 1107-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $28,109
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$8,698
• Taxable loss: −$7,816
• Est. tax savings @ 24.0%: +$1,876
• After-tax cash flow: $-714/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This two-family home requires moderate renovations, including repairs to the red fence and cleaning of the interior spaces. With some updates, it has the potential to become a move-in-ready investment property.

Repairs flagged

• Major Red fence — Structural damage and leaning
• Minor Kitchen countertops — Cluttered and items on top
• Minor Bathroom shelves — Cluttered and items on top

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace red fence — A new fence improves safety and curb appeal
• Both Deep clean kitchen and bathroom — A clean interior enhances the home's appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Red fence · Structural damage and leaning	Major	$15,000–50,000
Kitchen countertops · Cluttered and items on top	Minor	$500–3,000
Bathroom shelves · Cluttered and items on top	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace red fence — A new fence improves safety and curb appeal ↑
• Both Deep clean kitchen and bathroom — A clean interior enhances the home's appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Monticello, NY
• 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

4 events — show timeline

• 2026-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $299,000 OneKey® MLS as Distributed by MLS Grid