310 Main St · Hurleyville, NY 12747

$139,000

3 bd · 2.0 ba · 1,665 sqft · SingleFamily public records · 19 Days on market

Built 1920 0.26 ac lot Est $142k · at est.

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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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• 1% rule +7.6/10.0
• DSCR +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Highest and best use: large family that needs all the bedrooms or an investor looking to do some clean up and repair and then collect rent. Set up as 4 bedroom, kitchen, bath and very large living room with an additional bedroom and kitchen, bath with separate entry below. New boiler and two new hot water tanks. See Agent's Remarks..... Additional Information: ParkingFeatures:2 Car Attached,

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benjamin Cosor Elementary School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 810 students, 72% FRL); Fallsburg Junior Senior High School (math 52% / reading 32%, grade F, #1,046 of 1,100 statewide, top 96%, 684 students, 64% FRL).
• Market conditions: 21 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 $15k of equity ($961 loan paydown + $14k 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 $39k cash investment doubles in ~3 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 19 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $33k; list at $139k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $141,525
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Hurleyville Main St	0.19mi	3/1.5	1,502 (-10%)	14mo	$127,000	$85	61

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $86,266
• Equity at exit: $125,222

10-year hold

• IRR: 24.4%
• Equity multiple: 7.33×
• Total profit: $246,244
• 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 12747

• Home prices YoY: 3.2%
• Active inventory: 21
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$430 /mo · $5,165/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $163

Break-even live

Break-even rent $1,541

Max offer price $139,000

Occupancy floor 86%

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: —

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-03-16
   listed $139,000 Active
3. 2014-12-18
   soldstatus $33,000 394-char remark

   Show marketing remark (340 chars)

   Highest and best use: large family that needs all the bedrooms or an investor looking to do some clean up and repair and then collect rent. Set up as 4 bedroom, kitchen, bath and very large living room with an additional bedroom and kitchen, bath with separate entry below. New boiler and two new hot water tanks. See Agent's Remarks. .. ..

4. 2014-12-18
   soldstatus $33,000 340-char remark

   Show marketing remark (340 chars)

   Highest and best use: large family that needs all the bedrooms or an investor looking to do some clean up and repair and then collect rent. Set up as 4 bedroom, kitchen, bath and very large living room with an additional bedroom and kitchen, bath with separate entry below. New boiler and two new hot water tanks. See Agent's Remarks. .. ..

5. 2014-11-18
   historical 340-char remark

   Show marketing remark (340 chars)

   Highest and best use: large family that needs all the bedrooms or an investor looking to do some clean up and repair and then collect rent. Set up as 4 bedroom, kitchen, bath and very large living room with an additional bedroom and kitchen, bath with separate entry below. New boiler and two new hot water tanks. See Agent's Remarks. .. ..

6. 2014-02-04
   listed $36,000 394-char remark

   Show marketing remark (340 chars)

   Highest and best use: large family that needs all the bedrooms or an investor looking to do some clean up and repair and then collect rent. Set up as 4 bedroom, kitchen, bath and very large living room with an additional bedroom and kitchen, bath with separate entry below. New boiler and two new hot water tanks. See Agent's Remarks. .. ..

7. 2014-02-04
   listed $36,000 340-char remark

   Show marketing remark (340 chars)

   Highest and best use: large family that needs all the bedrooms or an investor looking to do some clean up and repair and then collect rent. Set up as 4 bedroom, kitchen, bath and very large living room with an additional bedroom and kitchen, bath with separate entry below. New boiler and two new hot water tanks. See Agent's Remarks. .. ..

8. 2011-04-05
   soldstatus $20,000
9. 2011-04-05
   soldstatus $20,000
10. 2011-03-02
    historical
11. 2011-02-08
    listed $24,000
12. 2011-02-07
    listed $24,000
13. 2005-07-27
    soldstatus $90,000

ⓘ 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: $5,165 · $430/mo
• Projected year-2 tax: $5,165 · $430/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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,966
• − Mortgage interest: −$7,786
• − Property taxes: −$5,165
• − Insurance: −$695
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,044
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,974/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Hurleyville

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

Census & demographics

• Census place: Hurleyville, NY
• Population (ZIP): 2,036

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 11% Black 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 14% Lithuanian 10% Scotch-Irish 5%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Chinese 1%

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: ▲ 15.46%
• Current HPI: 504.332
• 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

+54.4% since first listed

13 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2014-12-18 Sold (MLS) $33,000 HGMLS
• 2014-12-18 Sold (MLS) $33,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-18 Delisted — HGMLS
• 2014-02-04 Listed $36,000 HGMLS
• 2014-02-04 Listed $36,000 OneKey® MLS as Distributed by MLS Grid
• 2011-04-05 Sold (MLS) $20,000 HGMLS
• 2011-04-05 Sold (MLS) $20,000 HGMLS
• 2011-03-02 Delisted — HGMLS
• 2011-02-08 Listed $24,000 HGMLS
• 2011-02-07 Listed $24,000 HGMLS
• 2005-07-27 Sold (Public Records) $90,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,165 · +1.3% YoY. Source: county tax records.