81 Cauterskill Ave · Catskill, NY 12414

$139,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 27 Days on market

Built 1951 10,019 sqft lot $126/sqft · 52% below area

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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 +29.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor only special in the Village of Catskill! This single-family rental is a turnkey opportunity for cash buyers seeking strong, immediate returns. Currently tenant-occupied since 2024 with a steady rent roll of 1,860 per month, this property offers reliable income from day one. Tenants are responsible for all utilities, helping to maximize your net operating income and simplify management. With an approximate 11 cap rate, this is an attractive addition to any investment portfolio. Conveniently located near local shops, restaurants, and amenities, with easy access to major roadways. Secure a performing asset in a growing market--don't miss this opportunity!

Key facts

• Steady rent roll
• Reliable income
• Tenant-occupied

Tags

• TURNKEY OPPORTUNITY
• TENANT-OCCUPIED
• STEADY RENT ROLL
• RELIABLE INCOME
• LOCAL SHOPS
• RESTAURANTS

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$291,849) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.9% in Catskill — 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 (#483 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+; Watch: schools C-, amenities F, commute F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $45k; list at $139k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.36% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $291,849
• List price: $139,000
• Delta: -52.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Cauterskill Ave	0.00mi	2/1.0	1,100 (0%)	0mo	$135,000	$123	100
9 Koeppel Ave	0.40mi	2/1.0	984 (-10%)	6mo	$270,000	$274	58
34 Fyke Rd Rd	0.44mi	3/1.0 (+1)	1,176 (+7%)	12mo	$179,000	$152	53
19 Bogardus Ave	0.46mi	3/1.0 (+1)	1,193 (+8%)	19mo	$220,000	$184	44
63 Bushnell Ave	0.74mi	3/1.0 (+1)	1,188 (+8%)	14mo	$280,000	$236	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 3.79×
• Total profit: $108,465
• Equity at exit: $125,222

10-year hold

• IRR: 31.0%
• Equity multiple: 8.55×
• Total profit: $293,768
• Equity at exit: $270,046

Cash invested: $38,920 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 104
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$197 /mo · $2,367/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $514

Break-even live

Break-even rent $1,246

Max offer price $139,000

Occupancy floor 68%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Jefferson Hts Unit 2 Catskill, NY	1.0	1.0	700	$1,300	$1.86	23d	1	1.13mi
114 Main St Catskill, NY	3.0	1.0	1000	$2,400	$2.40	43d	1	1.35mi

Listing history 16 events

1. 2026-04-22
   listed $139,000 Active 669-char remark

   Show marketing remark (669 chars)

   Investor only special in the Village of Catskill! This single-family rental is a turnkey opportunity for cash buyers seeking strong, immediate returns. Currently tenant-occupied since 2024 with a steady rent roll of 1,860 per month, this property offers reliable income from day one. Tenants are responsible for all utilities, helping to maximize your net operating income and simplify management. With an approximate 11 cap rate, this is an attractive addition to any investment portfolio. Conveniently located near local shops, restaurants, and amenities, with easy access to major roadways. Secure a performing asset in a growing market--don't miss this opportunity!

2. 2026-04-22
   listed $139,000 Active 669-char remark

   Show marketing remark (669 chars)

   Investor only special in the Village of Catskill! This single-family rental is a turnkey opportunity for cash buyers seeking strong, immediate returns. Currently tenant-occupied since 2024 with a steady rent roll of 1,860 per month, this property offers reliable income from day one. Tenants are responsible for all utilities, helping to maximize your net operating income and simplify management. With an approximate 11 cap rate, this is an attractive addition to any investment portfolio. Conveniently located near local shops, restaurants, and amenities, with easy access to major roadways. Secure a performing asset in a growing market--don't miss this opportunity!

3. 2024-11-14
   historical $1,800
4. 2024-10-30
   price $1,800
5. 2024-10-18
   listed $1,900
6. 2024-09-11
   historical $1,900
7. 2024-09-03
   price $1,900
8. 2024-06-14
   listed $1,950
9. 2024-01-03
   listed $147,900
10. 2022-05-09
    listed $154,900
11. 2021-10-28
    listed $154,900
12. 2019-05-09
    soldstatus $45,000
13. 2019-05-07
    soldstatus $45,000
14. 2019-03-13
    listed $59,900
15. 2005-09-02
    soldstatus $100,000
16. 2000-02-25
    soldstatus $9,500

ⓘ 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: $2,367 · $197/mo
• Projected year-2 tax: $2,367 · $197/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $22,752
• − Mortgage interest: −$7,786
• − Property taxes: −$2,367
• − Insurance: −$695
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,044
• Taxable income: $4,220
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $5,152/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Catskill

• Score: 69/100
• State rank: #483
• US rank: #8498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catskill, NY
• County: Greene County · 10,169 people
• City population: 10,169
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

+1363.2% since first listed

16 events — show timeline

• 2026-04-22 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $139,000 HVCRMLS
• 2024-11-14 Rental Removed $1,800 CGNDMLS
• 2024-10-30 Price Changed $1,800 CGNDMLS
• 2024-10-18 Listed for Rent $1,900 CGNDMLS
• 2024-09-11 Rental Removed $1,900 CGNDMLS
• 2024-09-03 Price Changed $1,900 CGNDMLS
• 2024-06-14 Listed for Rent $1,950 CGNDMLS
• 2024-01-03 Listed $147,900 HVCRMLS
• 2022-05-09 Listed $154,900 HVCRMLS
• 2021-10-28 Listed $154,900 HVCRMLS
• 2019-05-09 Sold (Public Records) $45,000 Public Records
• 2019-05-07 Sold (MLS) $45,000 Global MLS
• 2019-03-13 Listed $59,900 Global MLS
• 2005-09-02 Sold (Public Records) $100,000 Public Records
• 2000-02-25 Sold (Public Records) $9,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $2,367 · +3.0% YoY. Source: county tax records.