128 Debbie Dr · Athens, NY 12015

$261,250

4 bd · 2.5 ba · 2,184 sqft · SingleFamily public records · 2 Days on market

Built 1990 0.25 ac lot $120/sqft · 61% below area ↓ 5% since listing

---

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).

• Cash flow +19.7/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away on a wooded lot in Sleepy Hollow Lake Community, this inviting two story Log Style home offers the perfect blend of warmth & comfort while being part of a Lake Community. The house has four bedrooms and two and a half baths, it has a cozy lodge feeling with natural wood walls and a welcoming wood stove. You can also step outside to enjoy a wooded private yard. There is plenty of storage in the full basement and attached 2 car garage with high ceilings. This house is located in the Sleepy Hollow Lake Community where residents have access to lake activities, beaches, boating & a community lifestyle.

Key facts

• Full basement
• Wooded private yard
• Log style home

Tags

• LOG STYLE HOME
• FULL BASEMENT
• WOODED PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $261k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $261k).

Location & tenants

• Location reads 63/100 on livability (#785 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools F, amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 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).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (5.9% 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 (5.9% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $54k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $261,250

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 6.7

CMA / ARV

• ARV (median comp): $669,503
• List price: $261,250
• Delta: -56.73%
• 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
13 Athens Ct Lot K55	0.18mi	4/3.5	2,400 (+10%)	6mo	$1,100,000	$458	66
107 Longwood Dr	0.58mi	3/3.0 (-1)	2,232 (+2%)	4mo	$500,000	$224	59
108 Whitney Pt	0.51mi	3/2.5 (-1)	2,334 (+7%)	7mo	$930,000	$398	54
32 Whitney Pt	0.69mi	3/2.0 (-1)	2,168 (-1%)	10mo	$845,000	$390	51
77 Longwood Dr	0.63mi	3/2.5 (-1)	1,980 (-9%)	2mo	$815,000	$412	48
12 Tarrytown Ln Unit K35	0.22mi	4/1.0	2,464 (+13%)	18mo	$895,000	$363	47

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.29×
• Total profit: $94,154
• Equity at exit: $162,990

10-year hold

• IRR: 18.9%
• Equity multiple: 4.59×
• Total profit: $262,590
• Equity at exit: $294,508

Cash invested: $73,150 (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 12015

• Home prices YoY: 1.4%
• Active inventory: 91
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$1,370
• Tax from tax record: −$781 /mo · $9,377/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $307

Break-even live

Break-even rent $2,861

Max offer price $261,250

Occupancy floor 86%

Sensitivity live

Price	-10% $455	-5% $381	+0% $307	+5% $233	+10% $159
Rent	-10% $50	-5% $179	+0% $307	+5% $436	+10% $564
Rate	-1.0pp $439	-0.5pp $374	base $307	+0.5pp $239	+1.0pp $171

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: $65,312
• Closing costs: $7,838
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Sleepy Hollow RD Other City - Not In The State Of Florida, NY	3.0	2.0	1640	$3,250	$1.98	44d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $261,250 Active 2 DOM
2. 2026-06-17
   price $261,250 Active 1 DOM
3. 2026-06-16
   days on marketlisting id $289,700 Active 1 DOM
4. 2026-06-13
   days on market $289,700 Active 91 DOM
5. 2026-06-10
   days on market $289,700 Active 89 DOM
6. 2026-06-09
   days on market $289,700 Active 88 DOM
7. 2026-06-08
   days on market $289,700 Active 87 DOM
8. 2026-06-07
   days on market $289,700 Active 86 DOM
9. 2026-06-05
   days on market $289,700 Active 83 DOM
10. 2026-06-03
    days on market $289,700 Active 82 DOM
11. 2026-06-02
    days on market $289,700 Active 81 DOM
12. 2026-06-01
    days on market $289,700 Active 80 DOM
13. 2026-05-31
    days on market $289,700 Active 79 DOM
14. 2026-05-31
    days on market $289,700 Active 78 DOM
15. 2026-04-27
    status Active 628-char remark

    Show marketing remark (628 chars)

    Tucked away on a wooded lot in Sleepy Hollow Lake Community, this inviting two story Log Style home offers the perfect blend of warmth & comfort while being part of a Lake Community. The house has four bedrooms and two and a half baths, it has a cozy lodge feeling with natural wood walls and a welcoming wood stove. You can also step outside to enjoy a wooded private yard. There is plenty of storage in the full basement and attached 2 car garage with high ceilings. This house is located in the Sleepy Hollow Lake Community where residents have access to lake activities, beaches, boating & a community lifestyle.

16. 2026-04-22
    historical Active Under Contract 628-char remark

    Show marketing remark (628 chars)

    Tucked away on a wooded lot in Sleepy Hollow Lake Community, this inviting two story Log Style home offers the perfect blend of warmth & comfort while being part of a Lake Community. The house has four bedrooms and two and a half baths, it has a cozy lodge feeling with natural wood walls and a welcoming wood stove. You can also step outside to enjoy a wooded private yard. There is plenty of storage in the full basement and attached 2 car garage with high ceilings. This house is located in the Sleepy Hollow Lake Community where residents have access to lake activities, beaches, boating & a community lifestyle.

17. 2026-04-13
    price $299,250 628-char remark

    Show marketing remark (628 chars)

    Tucked away on a wooded lot in Sleepy Hollow Lake Community, this inviting two story Log Style home offers the perfect blend of warmth & comfort while being part of a Lake Community. The house has four bedrooms and two and a half baths, it has a cozy lodge feeling with natural wood walls and a welcoming wood stove. You can also step outside to enjoy a wooded private yard. There is plenty of storage in the full basement and attached 2 car garage with high ceilings. This house is located in the Sleepy Hollow Lake Community where residents have access to lake activities, beaches, boating & a community lifestyle.

18. 2026-03-12
    listed $315,000 Active 628-char remark

    Show marketing remark (628 chars)

    Tucked away on a wooded lot in Sleepy Hollow Lake Community, this inviting two story Log Style home offers the perfect blend of warmth & comfort while being part of a Lake Community. The house has four bedrooms and two and a half baths, it has a cozy lodge feeling with natural wood walls and a welcoming wood stove. You can also step outside to enjoy a wooded private yard. There is plenty of storage in the full basement and attached 2 car garage with high ceilings. This house is located in the Sleepy Hollow Lake Community where residents have access to lake activities, beaches, boating & a community lifestyle.

ⓘ 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: $9,377 · $781/mo
• Projected year-2 tax: $9,377 · $781/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $39,000
• − Mortgage interest: −$14,634
• − Property taxes: −$9,377
• − Insurance: −$1,306
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − Depreciation: −$7,600
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $3,724/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Athens

• Score: 63/100
• State rank: #785
• US rank: #15102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, NY
• Population (ZIP): 4,084

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4% Dominican 2%
• Common ancestry: Romanian 3% Iranian 3% Scotch-Irish 2%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Russian/Polish/Slavic 5% Other Indo-European 2% Spanish 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: ▲ 5.93%
• Current HPI: 426.3034
• 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

-5.0% since first listed

4 events — show timeline

• 2026-04-27 Relisted — HVCRMLS
• 2026-04-22 Contingent — HVCRMLS
• 2026-04-13 Price Changed $299,250 HVCRMLS
• 2026-03-12 Listed $315,000 HVCRMLS

Property tax history

+7.2%/yr

Latest (2025): $9,377 · +3.3% YoY. Source: county tax records.