1750 Southside Rd · Margaretville, NY 12455

$147,000

1 bd · 1.0 ba · 588 sqft · SingleFamily public records · 70 Days on market

Built 1950 0.56 ac lot $250/sqft · 35% below area Est $225k · 35% under ↓ 2% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming one bedroom home set against protected State land, offering privacy and beautiful scenic views year round. This cozy retreat features a wood-burning stove for warmth and character, plus an enclosed, insulated porch perfect for enjoying the outdoors in any season, or additional living space. Ideally located near the Pepacton reservoir and East branch Delaware river with easy access to Hiking trails and endless outdoor recreation. A perfect getaway or full time escape for nature lovers Fenced in yard with side door making it convenient for you and your furry friends.

Key facts

• Close to reservoir
• Close to river
• Roomy enclosed porch

Tags

• ROOMY ENCLOSED PORCH
• PUBLIC WATER AVAILABLE
• BACKS UP TO STATE LAND
• HIKING TRAILS
• CLOSE TO RESERVOIR
• CLOSE TO RIVER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $138k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.0% in Margaretville — 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 65/100 on livability (#711 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A, cost of living A-; Watch: employment D, schools F, crime F.
• Margaretville Central School District (rural): math 30% / reading 25% proficiency, ranked #734 of 755 in NY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.4% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 F 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: 1.47% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.00%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (median comp): $224,768
• List price: $147,000
• Delta: -34.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.86×
• Total profit: $76,638
• Equity at exit: $77,674

10-year hold

• IRR: 30.0%
• Equity multiple: 5.69×
• Total profit: $192,837
• Equity at exit: $129,618

Cash invested: $41,160 (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 12455

• Home prices YoY: 1.2%
• Active inventory: 46
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $755

Break-even live

Break-even rent $1,202

Max offer price $147,000

Occupancy floor 60%

Sensitivity live

Price	-10% $838	-5% $796	+0% $755	+5% $713	+10% $671
Rent	-10% $584	-5% $669	+0% $755	+5% $840	+10% $925
Rate	-1.0pp $829	-0.5pp $792	base $755	+0.5pp $716	+1.0pp $678

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $147,000 Active 70 DOM
2. 2026-06-21
   days on market $147,000 Active 69 DOM
3. 2026-06-18
   days on market $147,000 Active 67 DOM
4. 2026-06-17
   days on market $147,000 Active 66 DOM
5. 2026-06-16
   days on market $147,000 Active 65 DOM
6. 2026-06-15
   remarks 610-char remark
7. 2026-06-15
   days on market $147,000 Active 64 DOM
8. 2026-06-13
   days on market $147,000 Active 62 DOM
9. 2026-06-12
   days on market $147,000 Active 61 DOM
10. 2026-06-09
    days on market $147,000 Active 58 DOM
11. 2026-06-08
    days on market $147,000 Active 57 DOM
12. 2026-06-07
    days on market $147,000 Active 56 DOM
13. 2026-06-04
    days on market $147,000 Active 52 DOM
14. 2026-06-02
    days on market $147,000 Active 51 DOM
15. 2026-06-01
    days on market $147,000 Active 50 DOM
16. 2026-05-31
    days on market $147,000 Active 49 DOM
17. 2026-05-01
    price $147,000 582-char remark

    Show marketing remark (582 chars)

    Charming one bedroom home set against protected State land, offering privacy and beautiful scenic views year round. This cozy retreat features a wood-burning stove for warmth and character, plus an enclosed, insulated porch perfect for enjoying the outdoors in any season, or additional living space. Ideally located near the Pepacton reservoir and East branch Delaware river with easy access to Hiking trails and endless outdoor recreation. A perfect getaway or full time escape for nature lovers Fenced in yard with side door making it convenient for you and your furry friends.

18. 2026-04-12
    listed $150,000 Active 582-char remark

    Show marketing remark (582 chars)

    Charming one bedroom home set against protected State land, offering privacy and beautiful scenic views year round. This cozy retreat features a wood-burning stove for warmth and character, plus an enclosed, insulated porch perfect for enjoying the outdoors in any season, or additional living space. Ideally located near the Pepacton reservoir and East branch Delaware river with easy access to Hiking trails and endless outdoor recreation. A perfect getaway or full time escape for nature lovers Fenced in yard with side door making it convenient for you and your furry friends.

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: +$537/yr (+$45/mo · 38.1%)

ⓘ 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 ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $25,887
• − Mortgage interest: −$8,234
• − Property taxes: −$1,411
• − Insurance: −$735
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$4,276
• Taxable income: $7,089
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $7,353/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: Margaretville Central School District
• NCES district ID: 3618510
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $42,369
• Composite: 26.35/100
• National rank: #12675
• State rank: #734 of 755 in NY

Livability — Margaretville

• Score: 65/100
• State rank: #711
• US rank: #13534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,859

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 5% Iranian 3% Slovak 3%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 77% English-only · Spanish 12% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.36%
• Current HPI: 355.7672
• 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

-2.0% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $147,000 UNYREIS
• 2026-04-12 Listed $150,000 UNYREIS

Property tax history

+6.0%/yr

Latest (2025): $1,411 · +1.0% YoY. Source: county tax records.