6 Short Rd · Rock Hill, NY 12790

$525,000

6 bd · 3.9 ba · 2,920 sqft · MultiFamily · 30 Days on market

Built 1989 Fair condition 2.50 ac lot

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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 +19.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

well built and commuter friendly converted residence just outside the village of Wurtsboro. Residence consists of a four bedroom house with three home offices, one of which is used by upstairs residence. . Highly visible from Wurtsboro Mountain road. This is the only house on the road. Great place to live and rent or use offices. Very close to the Village, Basha Kill Preserve and route 17. Also, just minutes to the Casino..This is a must see for an occupant investor. 20 minutes to middletown.

Key facts

• Off street parking
• Updated flooring
• Private rooms

Tags

• SPACIOUS RESIDENTIAL APARTMENT
• FULLY UPDATED BATHROOMS
• UPDATED FLOORING
• TWO SEPARATE OFFICE SUITES
• PRIVATE ROOMS
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Space for 11 vehicles; Driveway, off-street parking and parking lot access; No carport
• Utilities: Electric service provided by Orange & Rockland; Septic tank sewer; Electricity connected
• Home design: Triplex; Total building area approximately 2,920
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Heating & cooling: Baseboard heating; Hot water heating; Propane heating; Other heating
• Interior features: Finished walk-out basement; Other interior features

What this means for you Summary

Snapshot

• This is a 1×4bd/2ba + 1×2bd/1ba + 1×3bd/1ba units multifamily listed at $525k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.6% in Rock Hill — 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 69/100 on livability (#478 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monticello Central School District (town): math 29% / reading 30% proficiency, ranked #577 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Emma C Chase School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 228 students, 57% FRL); Robert J Kaiser Middle School (math 7% / reading 35%, grade F, #661 of 729 statewide, top 91%, 595 students, 66% FRL); Monticello High School (math 82% / reading 34%, grade C, #879 of 1,100 statewide, top 80%, 844 students, 63% FRL).
• Market conditions: 109 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% 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 $147k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $275k; list at $525k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $517,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $323,565
• Equity at exit: $472,962

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $923,472
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 12790

• Home prices YoY: 26.8%
• Active inventory: 109
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $5,339 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,121
• Net cashflow: $590

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 84%

Sensitivity live

Price	-10% $952	-5% $771	+0% $590	+5% $408	+10% $227
Rent	-10% $168	-5% $379	+0% $590	+5% $801	+10% $1,011
Rate	-1.0pp $854	-0.5pp $723	base $590	+0.5pp $454	+1.0pp $315

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2	$1,958
1× unit	2	1	$1,680
1× unit	3	1	$1,700
Total (3 units)			$5,339

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $525,000 Active 30 DOM
2. 2026-06-17
   days on market $525,000 Active 29 DOM
3. 2026-06-16
   days on market $525,000 Active 28 DOM
4. 2026-06-15
   days on market $525,000 Active 27 DOM
5. 2026-06-14
   days on market $525,000 Active 25 DOM
6. 2026-06-10
   days on market $525,000 Active 22 DOM
7. 2026-06-09
   days on market $525,000 Active 21 DOM
8. 2026-06-08
   days on market $525,000 Active 20 DOM
9. 2026-06-07
   days on market $525,000 Active 19 DOM
10. 2026-06-03
    days on market $525,000 Active 15 DOM
11. 2026-06-02
    days on market $525,000 Active 14 DOM
12. 2026-06-01
    days on market $525,000 Active 13 DOM
13. 2026-05-31
    days on market $525,000 Active 12 DOM
14. 2026-05-31
    days on market $525,000 Active 11 DOM
15. 2026-05-19
    listed $525,000 Active
16. 2022-08-30
    soldstatus $275,000 Closed 498-char remark

    Show marketing remark (498 chars)

    well built and commuter friendly converted residence just outside the village of Wurtsboro. Residence consists of a four bedroom house with three home offices, one of which is used by upstairs residence. . Highly visible from Wurtsboro Mountain road. This is the only house on the road. Great place to live and rent or use offices. Very close to the Village, Basha Kill Preserve and route 17. Also, just minutes to the Casino..This is a must see for an occupant investor. 20 minutes to middletown.

17. 2022-05-25
    status Pending 498-char remark

    Show marketing remark (498 chars)

    well built and commuter friendly converted residence just outside the village of Wurtsboro. Residence consists of a four bedroom house with three home offices, one of which is used by upstairs residence. . Highly visible from Wurtsboro Mountain road. This is the only house on the road. Great place to live and rent or use offices. Very close to the Village, Basha Kill Preserve and route 17. Also, just minutes to the Casino..This is a must see for an occupant investor. 20 minutes to middletown.

18. 2022-02-28
    historical

    Show marketing remark (498 chars)

    well built and commuter friendly converted residence just outside the village of Wurtsboro. Residence consists of a four bedroom house with three home offices, one of which is used by upstairs residence. . Highly visible from Wurtsboro Mountain road. This is the only house on the road. Great place to live and rent or use offices. Very close to the Village, Basha Kill Preserve and route 17. Also, just minutes to the Casino..This is a must see for an occupant investor. 20 minutes to middletown.

19. 2022-02-28
    listed $299,900 Active 498-char remark

    Show marketing remark (498 chars)

    well built and commuter friendly converted residence just outside the village of Wurtsboro. Residence consists of a four bedroom house with three home offices, one of which is used by upstairs residence. . Highly visible from Wurtsboro Mountain road. This is the only house on the road. Great place to live and rent or use offices. Very close to the Village, Basha Kill Preserve and route 17. Also, just minutes to the Casino..This is a must see for an occupant investor. 20 minutes to middletown.

20. 2021-07-02
    listed $349,900 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: $64,068
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,125
• − Management: −$5,125
• − Depreciation: −$15,273
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $7,403/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and value. Key areas for attention include the kitchen, exterior, and landscaping. Upgrades in these areas can significantly enhance its resale and rental potential.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Paint touch-ups — Faded paint in some areas
• Minor Landscaping — Overgrown areas need trimming

Value-add opportunities

• Both Painting and touch-up — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Both Kitchen countertops replacement — Freshens up the kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Paint touch-ups · Faded paint in some areas	Minor	$500–3,000
Landscaping · Overgrown areas need trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and touch-up — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Kitchen countertops replacement — Freshens up the kitchen and adds value ↑

ⓘ 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: Monticello Central School District
• NCES district ID: 3619740
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $44,696
• Composite: 25.28/100
• National rank: #7491
• State rank: #577 of 590 in NY

Livability — Rock Hill

• Score: 69/100
• State rank: #478
• US rank: #8452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,661
• Population (ZIP): 4,341

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Black 6% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Russian 7% Slovak 5% Scotch-Irish 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 3% Chinese 3% Russian/Polish/Slavic 3%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 95.79%
• Current HPI: 452.7233
• 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

+50.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-30 Sold (MLS) $275,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-28 Listed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2021-07-02 Listed $349,900 OneKey® MLS as Distributed by MLS Grid