49 Ryan Rd · Windham, NY 12444

$250,000

2 bd · 1.0 ba · 844 sqft · SingleFamily · 215 Days on market

Built 1945 Fair condition 1.00 ac lot $296/sqft · 31% below area Est $363k · 31% under ↓ 11% since listing

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Appreciation +4.4/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this hidden gem nestled on an acre of picturesque land in Jewett, NY. This ranch-style home offers a unique opportunity for those seeking a tranquil escape with breathtaking mountain views. Conveniently located in close proximity to the renowned ski slopes of Hunter and Windham Mountains. Perfect for avid skiers or those looking to enjoy the cozy ambiance of mountain resort. Delight in local shops, restaurants, and community events, which is just a short drive away from the charming villages of Windham, Hunter, and Tannersville. This property provides a perfect blend of seclusion and accessibility. Enjoy the stunning backdrop of mountain views that change with the seasons. Nature enthusiasts will appreciate the close proximity to hiking trails, serene creeks, inviting swimming holes, and pristine lakes. Whether you're an avid hiker or simply enjoy the tranquility of nature, this location offers an abundance of outdoor adventures. While the home requires TLC, it presents an excellent opportunity for renovation and customization. Imagine transforming this property into your dream retreat or vacation home. Don't miss the chance to own this unique property, offering a blend of natural beauty and potential.

Key facts

• Serene creeks
• Ski slopes
• Hiking trails

Tags

• MOUNTAIN VIEWS
• SKI SLOPES
• LOCAL SHOPS
• HIKING TRAILS
• SERENE CREEKS
• SWIMMING HOLES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.4% in Windham — 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 60/100 on livability (#964 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools C-, crime D+, cost of living D+.
• Windham-Ashland-Jewett Central School District (rural): math 55% / reading 40% proficiency, ranked #517 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 1945 — 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. 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: 1.18% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $362,664
• List price: $250,000
• Delta: -31.07%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-1.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.25×
• Total profit: $17,221
• Equity at exit: $58,031

10-year hold

• IRR: 12.2%
• Equity multiple: 2.18×
• Total profit: $82,475
• Equity at exit: $58,986

Cash invested: $70,000 (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 12444

• Home prices YoY: -0.2%
• Active inventory: 29
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,946 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $599

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 75%

Sensitivity live

Price	-10% $772	-5% $686	+0% $599	+5% $513	+10% $427
Rent	-10% $367	-5% $483	+0% $599	+5% $716	+10% $832
Rate	-1.0pp $725	-0.5pp $663	base $599	+0.5pp $535	+1.0pp $469

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending 1232-char remark

   Show marketing remark (1232 chars)

   Welcome to this hidden gem nestled on an acre of picturesque land in Jewett, NY. This ranch-style home offers a unique opportunity for those seeking a tranquil escape with breathtaking mountain views. Conveniently located in close proximity to the renowned ski slopes of Hunter and Windham Mountains. Perfect for avid skiers or those looking to enjoy the cozy ambiance of mountain resort. Delight in local shops, restaurants, and community events, which is just a short drive away from the charming villages of Windham, Hunter, and Tannersville. This property provides a perfect blend of seclusion and accessibility. Enjoy the stunning backdrop of mountain views that change with the seasons. Nature enthusiasts will appreciate the close proximity to hiking trails, serene creeks, inviting swimming holes, and pristine lakes. Whether you're an avid hiker or simply enjoy the tranquility of nature, this location offers an abundance of outdoor adventures. While the home requires TLC, it presents an excellent opportunity for renovation and customization. Imagine transforming this property into your dream retreat or vacation home. Don't miss the chance to own this unique property, offering a blend of natural beauty and potential.

2. 2026-04-10
   status Active 1232-char remark

   Show marketing remark (1232 chars)

   Welcome to this hidden gem nestled on an acre of picturesque land in Jewett, NY. This ranch-style home offers a unique opportunity for those seeking a tranquil escape with breathtaking mountain views. Conveniently located in close proximity to the renowned ski slopes of Hunter and Windham Mountains. Perfect for avid skiers or those looking to enjoy the cozy ambiance of mountain resort. Delight in local shops, restaurants, and community events, which is just a short drive away from the charming villages of Windham, Hunter, and Tannersville. This property provides a perfect blend of seclusion and accessibility. Enjoy the stunning backdrop of mountain views that change with the seasons. Nature enthusiasts will appreciate the close proximity to hiking trails, serene creeks, inviting swimming holes, and pristine lakes. Whether you're an avid hiker or simply enjoy the tranquility of nature, this location offers an abundance of outdoor adventures. While the home requires TLC, it presents an excellent opportunity for renovation and customization. Imagine transforming this property into your dream retreat or vacation home. Don't miss the chance to own this unique property, offering a blend of natural beauty and potential.

3. 2026-04-10
   historical 1232-char remark

   Show marketing remark (1232 chars)

   Welcome to this hidden gem nestled on an acre of picturesque land in Jewett, NY. This ranch-style home offers a unique opportunity for those seeking a tranquil escape with breathtaking mountain views. Conveniently located in close proximity to the renowned ski slopes of Hunter and Windham Mountains. Perfect for avid skiers or those looking to enjoy the cozy ambiance of mountain resort. Delight in local shops, restaurants, and community events, which is just a short drive away from the charming villages of Windham, Hunter, and Tannersville. This property provides a perfect blend of seclusion and accessibility. Enjoy the stunning backdrop of mountain views that change with the seasons. Nature enthusiasts will appreciate the close proximity to hiking trails, serene creeks, inviting swimming holes, and pristine lakes. Whether you're an avid hiker or simply enjoy the tranquility of nature, this location offers an abundance of outdoor adventures. While the home requires TLC, it presents an excellent opportunity for renovation and customization. Imagine transforming this property into your dream retreat or vacation home. Don't miss the chance to own this unique property, offering a blend of natural beauty and potential.

4. 2025-10-09
   listed $250,000 Active 1232-char remark

   Show marketing remark (1232 chars)

   Welcome to this hidden gem nestled on an acre of picturesque land in Jewett, NY. This ranch-style home offers a unique opportunity for those seeking a tranquil escape with breathtaking mountain views. Conveniently located in close proximity to the renowned ski slopes of Hunter and Windham Mountains. Perfect for avid skiers or those looking to enjoy the cozy ambiance of mountain resort. Delight in local shops, restaurants, and community events, which is just a short drive away from the charming villages of Windham, Hunter, and Tannersville. This property provides a perfect blend of seclusion and accessibility. Enjoy the stunning backdrop of mountain views that change with the seasons. Nature enthusiasts will appreciate the close proximity to hiking trails, serene creeks, inviting swimming holes, and pristine lakes. Whether you're an avid hiker or simply enjoy the tranquility of nature, this location offers an abundance of outdoor adventures. While the home requires TLC, it presents an excellent opportunity for renovation and customization. Imagine transforming this property into your dream retreat or vacation home. Don't miss the chance to own this unique property, offering a blend of natural beauty and potential.

5. 2025-07-07
   historical
6. 2024-09-06
   listed $280,000 Active

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

Taxation est. · year 1

• Rental income: $35,349
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − Depreciation: −$7,273
• Taxable income: $3,416
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $6,373/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 · 13 photos

Fair 45/100 Moderate rehab

This ranch-style home in Windham, NY, requires significant updates to its exterior, interior, and systems to improve its condition and value. The property offers a unique opportunity for those seeking a tranquil escape with breathtaking mountain views, but it needs substantial work to be move-in ready.

Repairs flagged

• Major siding — Significant wear and tear on the exterior siding.
• Major paint — Worn and outdated paint on the exterior and interior.
• Major flooring — Worn carpet in the living room and kitchen.
• Major kitchen appliances — Outdated appliances and cabinets in the kitchen.
• Major bathroom fixtures — Outdated fixtures and tile in the bathroom.
• Major HVAC — No visible systems, but the house appears to be in need of updates to the HVAC system.
• Major electrical — No visible systems, but the house appears to be in need of updates to the electrical system.

Value-add opportunities

• Both Painting and updating the exterior and interior — Fresh paint and updated decor can significantly improve the curb appeal and interior aesthetics.
• Both Upgrading the kitchen appliances and cabinets — Modern appliances and updated cabinets can enhance the functionality and value of the home.
• Both Updating the bathroom fixtures and tile — Modern fixtures and updated tile can improve the functionality and value of the home.
• Both Upgrading the HVAC and electrical systems — Modern systems can improve the comfort and energy efficiency of the home, increasing its value.
• Both Landscaping and fencing — A well-maintained yard and updated fencing can improve the curb appeal and increase the home's value.
• Both Re-carpeting the living room and kitchen — Fresh carpet can improve the comfort and value of the home, especially for potential renters.
• Both Updating the interior walls and paint — Fresh paint and updated decor can significantly improve the curb appeal and interior aesthetics, increasing the home's value.
• Both Upgrading the windows — Modern windows can improve the energy efficiency and curb appeal of the home, increasing its value.
• Both Upgrading the roof — A new roof can improve the home's structural integrity and increase its value.
• Both Upgrading the flooring — Fresh flooring can improve the comfort and value of the home, especially for potential renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear on the exterior siding.	Major	$15,000–50,000
paint · Worn and outdated paint on the exterior and interior.	Major	$15,000–50,000
flooring · Worn carpet in the living room and kitchen.	Major	$15,000–50,000
kitchen appliances · Outdated appliances and cabinets in the kitchen.	Major	$15,000–50,000
bathroom fixtures · Outdated fixtures and tile in the bathroom.	Major	$15,000–50,000
HVAC · No visible systems, but the house appears to be in need of updates to the HVAC system.	Major	$15,000–50,000
electrical · No visible systems, but the house appears to be in need of updates to the electrical system.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and updating the exterior and interior — Fresh paint and updated decor can significantly improve the curb appeal and interior aesthetics. ↑
• Both Upgrading the kitchen appliances and cabinets — Modern appliances and updated cabinets can enhance the functionality and value of the home. ↑
• Both Updating the bathroom fixtures and tile — Modern fixtures and updated tile can improve the functionality and value of the home. ↑
• Both Upgrading the HVAC and electrical systems — Modern systems can improve the comfort and energy efficiency of the home, increasing its value. ↑
• Both Landscaping and fencing — A well-maintained yard and updated fencing can improve the curb appeal and increase the home's value. ↑
• Both Re-carpeting the living room and kitchen — Fresh carpet can improve the comfort and value of the home, especially for potential renters. ↑
• Both Updating the interior walls and paint — Fresh paint and updated decor can significantly improve the curb appeal and interior aesthetics, increasing the home's value. ↑
• Both Upgrading the windows — Modern windows can improve the energy efficiency and curb appeal of the home, increasing its value. ↑
• Both Upgrading the roof — A new roof can improve the home's structural integrity and increase its value. ↑
• Both Upgrading the flooring — Fresh flooring can improve the comfort and value of the home, especially for potential renters. ↑

ⓘ 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: Windham-Ashland-Jewett Central School District
• NCES district ID: 3631590
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $46,942
• Composite: 42.57/100
• National rank: #6842
• State rank: #517 of 755 in NY

Livability — Windham

• Score: 60/100
• State rank: #964
• US rank: #18888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 519

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: Majority White (59%)
• Race & ethnicity: White 59% Two or more races 38% Hispanic / Latino 34%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 12% Lithuanian 5% Subsaharan African 3%
• Foreign-born: 4%
• Languages at home: 98% English-only · Russian/Polish/Slavic 2%

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: ▼ -1.19%
• Current HPI: 483.4459
• 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

-10.7% since first listed

6 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-09 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-06 Listed $280,000 OneKey® MLS as Distributed by MLS Grid