9 Grant Rd · Woodbourne, NY 12435

$49,900

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 18 Days on market

Built 1955 7,840 sqft lot $46/sqft · 85% below area ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Attention all contractors and investors!! Your next project awaits. Located at 9 Grant Rd. in the town of Wawarsing, NY. A 1,080 sq ft Cape Cod requires desperate repair. This home will most likely need to be torn down and started over. Built in 1955, in its prime, it was a 3-bedroom 1-bath home with an attached garage, set on a .18 acre lot in a quaint neighborhood located off of State Route 52. Just a short drive from Ellenville and an even shorter drive to the Sullivan County border of Fallsburg. Consult the Town of Wawarsings Building Department for all information regarding demolition and rebuilding this home. Sold in AS IS condition. The seller makes no warranties or guarantees as to the condition.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.3% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $22k; list at $50k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 2.62% ✓
• Cap rate: 22.81%
• Cash-on-cash: 58.99%
• DSCR: 3.62
• GRM: 3.2

CMA / ARV

• ARV (median comp): $333,061
• List price: $49,900
• Delta: -85.02%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Grant Rd	0.00mi	3/1.0	1,080 (0%)	0mo	$49,900	$46	98
22 Mount Laurel Rd	0.42mi	3/1.5	1,112 (+3%)	8mo	$459,000	$413	69
7597 State Route 52 Rte	0.16mi	3/2.0	1,204 (+12%)	20mo	$275,000	$228	55
17 Steam Hollow Rd	0.43mi	3/2.0	1,232 (+14%)	18mo	$270,000	$219	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 4.61×
• Total profit: $50,455
• Equity at exit: $23,159

10-year hold

• IRR: 63.5%
• Equity multiple: 9.41×
• Total profit: $117,509
• Equity at exit: $36,261

Cash invested: $13,972 (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 12435

• Home prices YoY: 0.8%
• Active inventory: 9
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $687

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 42%

Sensitivity live

Price	-10% $721	-5% $704	+0% $687	+5% $670	+10% $652
Rent	-10% $584	-5% $635	+0% $687	+5% $738	+10% $790
Rate	-1.0pp $712	-0.5pp $700	base $687	+0.5pp $674	+1.0pp $661

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-04
   status Pending 717-char remark

   Show marketing remark (717 chars)

   Attention all contractors and investors!! Your next project awaits. Located at 9 Grant Rd. in the town of Wawarsing, NY. A 1,080 sq ft Cape Cod requires desperate repair. This home will most likely need to be torn down and started over. Built in 1955, in its prime, it was a 3-bedroom 1-bath home with an attached garage, set on a .18 acre lot in a quaint neighborhood located off of State Route 52. Just a short drive from Ellenville and an even shorter drive to the Sullivan County border of Fallsburg. Consult the Town of Wawarsings Building Department for all information regarding demolition and rebuilding this home. Sold in AS IS condition. The seller makes no warranties or guarantees as to the condition.

2. 2026-04-16
   status Active 717-char remark

   Show marketing remark (717 chars)

   Attention all contractors and investors!! Your next project awaits. Located at 9 Grant Rd. in the town of Wawarsing, NY. A 1,080 sq ft Cape Cod requires desperate repair. This home will most likely need to be torn down and started over. Built in 1955, in its prime, it was a 3-bedroom 1-bath home with an attached garage, set on a .18 acre lot in a quaint neighborhood located off of State Route 52. Just a short drive from Ellenville and an even shorter drive to the Sullivan County border of Fallsburg. Consult the Town of Wawarsings Building Department for all information regarding demolition and rebuilding this home. Sold in AS IS condition. The seller makes no warranties or guarantees as to the condition.

3. 2026-04-16
   listed $49,900 Active 717-char remark

   Show marketing remark (717 chars)

   Attention all contractors and investors!! Your next project awaits. Located at 9 Grant Rd. in the town of Wawarsing, NY. A 1,080 sq ft Cape Cod requires desperate repair. This home will most likely need to be torn down and started over. Built in 1955, in its prime, it was a 3-bedroom 1-bath home with an attached garage, set on a .18 acre lot in a quaint neighborhood located off of State Route 52. Just a short drive from Ellenville and an even shorter drive to the Sullivan County border of Fallsburg. Consult the Town of Wawarsings Building Department for all information regarding demolition and rebuilding this home. Sold in AS IS condition. The seller makes no warranties or guarantees as to the condition.

4. 2023-12-12
   soldstatus $22,500 Closed 249-char remark

   Show marketing remark (249 chars)

   this is a great project for a builder or contractor. needs major work but can be a Gem! Purchase AS IS, no inspections, please do not trespass on property. Located at the end of the road. Property going to Auction, please call for more information

5. 2023-05-03
   status Pending 249-char remark

   Show marketing remark (249 chars)

   this is a great project for a builder or contractor. needs major work but can be a Gem! Purchase AS IS, no inspections, please do not trespass on property. Located at the end of the road. Property going to Auction, please call for more information

6. 2023-04-13
   status Active 249-char remark

   Show marketing remark (249 chars)

   this is a great project for a builder or contractor. needs major work but can be a Gem! Purchase AS IS, no inspections, please do not trespass on property. Located at the end of the road. Property going to Auction, please call for more information

7. 2023-04-06
   status Pending 249-char remark

   Show marketing remark (249 chars)

   this is a great project for a builder or contractor. needs major work but can be a Gem! Purchase AS IS, no inspections, please do not trespass on property. Located at the end of the road. Property going to Auction, please call for more information

8. 2023-03-11
   listed $19,900 Active 249-char remark

   Show marketing remark (249 chars)

   this is a great project for a builder or contractor. needs major work but can be a Gem! Purchase AS IS, no inspections, please do not trespass on property. Located at the end of the road. Property going to Auction, please call for more information

9. 2022-11-23
   historical
10. 2022-10-27
    price $50,000
11. 2022-09-19
    listed $62,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,671
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,452
• Taxable income: $7,919
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $6,342/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Woodbourne

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

Census & demographics

• Population (ZIP): 181

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4% Cuban 4%
• Common ancestry: Lithuanian 25% Romanian 13% Slovak 12%
• Foreign-born: 6%
• Languages at home: 87% English-only · Spanish 8% French/Haitian/Cajun 6%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 414.3049
• 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

-19.5% since first listed

11 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $49,900 OneKey® MLS as Distributed by MLS Grid
• 2023-12-12 Sold (MLS) $22,500 OneKey® MLS as Distributed by MLS Grid
• 2023-05-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-04-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-03-11 Listed $19,900 OneKey® MLS as Distributed by MLS Grid
• 2022-11-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-10-27 Price Changed $50,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-19 Listed $62,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-4.8%/yr

Latest (2025): $2,589 · +4.8% YoY. Source: county tax records.