102 N Allen St · Jefferson Heights, NY 12414

$140,000

2 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 3 Days on market

Built 1830 4,791 sqft lot $100/sqft · 59% below area

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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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

ATTENTION INVESTORS: Great investment opportunity in Catskill! This 2-bedroom, 1.5-bath home features a detached 2-car garage and is conveniently located just 5 minutes from Catskill Central School District with quick access to the New York State Thruway for an easy commute. Whether you're looking to expand your rental portfolio or invest in a property with strong potential, this home is worth a look. To be sold together with 100 N Allen St. , offering added opportunity for investors or multi-property ownership. CASH BUYERS ONLY - ASSIGNMENT OF CONTRACT

Key facts

• Detached garage
• 4,791 sq ft lot
• 2 garage spots

Tags

• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (2 spaces); Two total parking spaces; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Entry level: First floor
• Construction: Aluminum siding
• Exterior features: Shingle roof; Other exterior features

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Two bedrooms located on the second floor
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Oil heating; Radiant heating; Has cooling (type: Other)
• Interior features: Six total rooms; Full, unfinished basement; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 62/100 on livability (#860 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A, cost of living B; Watch: employment C-, schools F, amenities F.
• 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; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (median comp): $341,222
• List price: $140,000
• Delta: -58.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 S Jefferson Avenue Ave	0.58mi	3/1.0 (+1)	1,456 (+4%)	6mo	$476,500	$327	54
631 Main St	0.37mi	2/1.5	1,262 (-10%)	22mo	$405,000	$321	48
122 Wildwing Park Rd	0.68mi	3/2.0 (+1)	1,485 (+6%)	7mo	$385,000	$259	45
109 Summit	0.38mi	3/1.5 (+1)	1,232 (-12%)	16mo	$210,000	$170	44
12 Clinton Ave	0.60mi	3/1.5 (+1)	1,608 (+15%)	8mo	$379,000	$236	35
163 Spring St	0.64mi	3/1.0 (+1)	1,536 (+10%)	18mo	$225,250	$147	32

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: 35.3%
• Equity multiple: 3.74×
• Total profit: $107,425
• Equity at exit: $126,123

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $292,102
• Equity at exit: $271,989

Cash invested: $39,200 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 104
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$286 /mo · $3,427/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $488

Break-even live

Break-even rent $1,365

Max offer price $140,000

Occupancy floor 70%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Main St Catskill, NY	3.0	1.0	1000	$2,400	$2.40	43d	1	1.42mi

Listing history 2 events

1. 2026-05-18
   status Pending 561-char remark
2. 2026-05-14
   listed $140,000 Active 561-char remark

ⓘ 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: $3,427 · $286/mo
• Projected year-2 tax: $3,427 · $286/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $23,788
• − Mortgage interest: −$7,842
• − Property taxes: −$3,427
• − Insurance: −$700
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$4,073
• Taxable income: $3,940
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,910/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 — Jefferson Heights

• Score: 62/100
• State rank: #860
• US rank: #16594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

2 events — show timeline

• 2026-05-18 Pending — Global MLS
• 2026-05-14 Listed $140,000 Global MLS

Property tax history

+3.3%/yr

Latest (2025): $3,427 · +2.4% YoY. Source: county tax records.