360 Stone Bridge Rd Ext · East Durham, NY 12423

$189,900

2 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 405 Days on market

Built 1961 1.60 ac lot $109/sqft · 63% below area

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +6.5/10.0
• 1% rule +5.8/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A 1 to 2 Bedroom, 2 Bath Home in a Beautiful Setting in Durham with a Barn & a Shed on 1.6 Acres! The home is an eclectic multi-level home featuring a living room, a kitchen with a dining area, 1 or 2 bedrooms depending on your use, 2 baths, and additional rooms for an office, studio, or storage. There are front and back porches, a shed, a barn, and a country driveway. The home has great proximity to the area's destinations and attractions as it's 7 minutes to Zoom Flume Water Park, 20 minutes to Windham Ski Mountain, 12 to 15 minutes to Greenville's Golf Courses, 25 minutes to Green Lake, & 25 minutes to Dutchman's Landing Park & the Hudson River. View our 3D virtual tour, our floor plans, our 3D virtual sky tours, & our multi-media website of the home and property.

Key facts

• Shed
• Country driveway
• Barn

Tags

• BARN
• SHED
• COUNTRY DRIVEWAY
• PROXIMITY TO ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.9% in East Durham — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cairo-Durham Central School District (rural): math 41% / reading 48% proficiency, ranked #470 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $190k implies a 1017% gain — meaningful room to come down on a strong offer.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.08% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $518,298
• List price: $189,900
• Delta: -63.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.74×
• Total profit: $39,559
• Equity at exit: $86,156

10-year hold

• IRR: 14.9%
• Equity multiple: 3.22×
• Total profit: $117,785
• Equity at exit: $133,377

Cash invested: $53,172 (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 12423

• Home prices YoY: 0.8%
• Active inventory: 21
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $250

Break-even live

Break-even rent $1,740

Max offer price $189,900

Occupancy floor 83%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $189,900 Active 405 DOM
2. 2026-06-17
   days on market $189,900 Active 404 DOM
3. 2026-06-16
   days on market $189,900 Active 403 DOM
4. 2026-06-15
   days on market $189,900 Active 402 DOM
5. 2026-06-14
   days on market $189,900 Active 400 DOM
6. 2026-06-10
   days on market $189,900 Active 397 DOM
7. 2026-06-09
   days on market $189,900 Active 396 DOM
8. 2026-06-08
   days on market $189,900 Active 395 DOM
9. 2026-06-07
   days on market $189,900 Active 394 DOM
10. 2026-06-05
    days on market $189,900 Active 391 DOM
11. 2026-06-03
    days on market $189,900 Active 390 DOM
12. 2026-06-02
    days on market $189,900 Active 389 DOM
13. 2026-06-01
    days on market $189,900 Active 388 DOM
14. 2026-05-31
    days on market $189,900 Active 387 DOM
15. 2026-05-31
    days on market $189,900 Active 386 DOM
16. 2026-04-16
    price $189,900 799-char remark

    Show marketing remark (799 chars)

    A 1 to 2 Bedroom, 2 Bath Home in a Beautiful Setting in Durham with a Barn & a Shed on 1.6 Acres! The home is an eclectic multi-level home featuring a living room, a kitchen with a dining area, 1 or 2 bedrooms depending on your use, 2 baths, and additional rooms for an office, studio, or storage. There are front and back porches, a shed, a barn, and a country driveway. The home has great proximity to the area's destinations and attractions as it's 7 minutes to Zoom Flume Water Park, 20 minutes to Windham Ski Mountain, 12 to 15 minutes to Greenville's Golf Courses, 25 minutes to Green Lake, & 25 minutes to Dutchman's Landing Park & the Hudson River. View our 3D virtual tour, our floor plans, our 3D virtual sky tours, & our multi-media website of the home and property.

17. 2025-09-25
    price $199,900 799-char remark

    Show marketing remark (799 chars)

    A 1 to 2 Bedroom, 2 Bath Home in a Beautiful Setting in Durham with a Barn & a Shed on 1.6 Acres! The home is an eclectic multi-level home featuring a living room, a kitchen with a dining area, 1 or 2 bedrooms depending on your use, 2 baths, and additional rooms for an office, studio, or storage. There are front and back porches, a shed, a barn, and a country driveway. The home has great proximity to the area's destinations and attractions as it's 7 minutes to Zoom Flume Water Park, 20 minutes to Windham Ski Mountain, 12 to 15 minutes to Greenville's Golf Courses, 25 minutes to Green Lake, & 25 minutes to Dutchman's Landing Park & the Hudson River. View our 3D virtual tour, our floor plans, our 3D virtual sky tours, & our multi-media website of the home and property.

18. 2025-05-22
    price $224,900 799-char remark

    Show marketing remark (799 chars)

    A 1 to 2 Bedroom, 2 Bath Home in a Beautiful Setting in Durham with a Barn & a Shed on 1.6 Acres! The home is an eclectic multi-level home featuring a living room, a kitchen with a dining area, 1 or 2 bedrooms depending on your use, 2 baths, and additional rooms for an office, studio, or storage. There are front and back porches, a shed, a barn, and a country driveway. The home has great proximity to the area's destinations and attractions as it's 7 minutes to Zoom Flume Water Park, 20 minutes to Windham Ski Mountain, 12 to 15 minutes to Greenville's Golf Courses, 25 minutes to Green Lake, & 25 minutes to Dutchman's Landing Park & the Hudson River. View our 3D virtual tour, our floor plans, our 3D virtual sky tours, & our multi-media website of the home and property.

19. 2025-02-10
    listed $249,900 Active 799-char remark

    Show marketing remark (799 chars)

    A 1 to 2 Bedroom, 2 Bath Home in a Beautiful Setting in Durham with a Barn & a Shed on 1.6 Acres! The home is an eclectic multi-level home featuring a living room, a kitchen with a dining area, 1 or 2 bedrooms depending on your use, 2 baths, and additional rooms for an office, studio, or storage. There are front and back porches, a shed, a barn, and a country driveway. The home has great proximity to the area's destinations and attractions as it's 7 minutes to Zoom Flume Water Park, 20 minutes to Windham Ski Mountain, 12 to 15 minutes to Greenville's Golf Courses, 25 minutes to Green Lake, & 25 minutes to Dutchman's Landing Park & the Hudson River. View our 3D virtual tour, our floor plans, our 3D virtual sky tours, & our multi-media website of the home and property.

20. 2000-10-11
    soldstatus $17,000

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $3,591 · $299/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $24,665
• − Mortgage interest: −$10,637
• − Property taxes: −$3,591
• − Insurance: −$950
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$5,524
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,990/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: Cairo-Durham Central School District
• NCES district ID: 3606160
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $46,192
• Composite: 37.84/100
• National rank: #4330
• State rank: #470 of 590 in NY

Livability — East Durham

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

Census & demographics

• City population: 1,033
• Population (ZIP): 1,033

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 (68%)
• Race & ethnicity: White 68% Two or more races 32% Hispanic / Latino 13%
• Hispanic origin (detail): Puerto Rican 5% Cuban 1%
• Common ancestry: Iranian 12% Italian 3% Slovak 3%
• Foreign-born: 9% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 3.07%
• Current HPI: 412.075
• 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

+1017.1% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $189,900 HVCRMLS
• 2025-09-25 Price Changed $199,900 HVCRMLS
• 2025-05-22 Price Changed $224,900 HVCRMLS
• 2025-02-10 Listed $249,900 HVCRMLS
• 2000-10-11 Sold (Public Records) $17,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,591 · +47.6% YoY. Source: county tax records.