110 - 2 High Ridge Rd · Windham, NY 12496

$359,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 377 Days on market

Built 1982 0.32 ac lot $245/sqft · 14% below area Est $419k · 14% under ↓ 16% since listing

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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).

• ARV discount +14.0/15.0
• Cash flow +13.4/30.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

Key facts

• Private road
• Cathedral ceilings
• Newly renovated

Tags

• PRIVATE ROAD
• PEACEFUL WOODED SETTING
• NEWLY RENOVATED
• CATHEDRAL CEILINGS
• WOOD BURNING FIREPLACE
• FULLY EQUIPPED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $10 ($117/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (12.2% below list).
• Recommended offer: $315k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Windham — 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 60/100 on livability (#964 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools C-, crime D+, cost of living D+.
• Windham-Ashland-Jewett Central School District (rural): math 55% / reading 40% proficiency, ranked #517 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 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 $21k of equity ($2k loan paydown + $18k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.

Recommended offer $315,276 (12.2% below list)

Questions for the listing agent

1. It's been on market 377 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $419,411
• List price: $359,000
• Delta: -14.40%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 French Park Dr Unit 1 (2a)	0.48mi	3/2.0	1,392 (-5%)	6mo	$340,000	$244	64
4 French Park Dr Dr Unit C-8	0.55mi	3/2.0	1,632 (+12%)	21mo	$395,000	$242	38
31 French Park Dr	0.52mi	3/2.0	1,288 (-12%)	22mo	$385,000	$299	38

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

Projected returns pro-forma

5.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.84×
• Total profit: $84,560
• Equity at exit: $204,664

10-year hold

• IRR: 14.0%
• Equity multiple: 3.53×
• Total profit: $254,719
• Equity at exit: $354,238

Cash invested: $100,520 (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 12496

• Home prices YoY: 1.2%
• Active inventory: 145
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,153 medium
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $10

Break-even live

Break-even rent $3,140

Max offer price $359,000

Occupancy floor 95%

Sensitivity live

Price	-10% $258	-5% $134	+0% $10	+5% $-114	+10% $-238
Rent	-10% $-239	-5% $-115	+0% $10	+5% $134	+10% $259
Rate	-1.0pp $191	-0.5pp $101	base $10	+0.5pp $-83	+1.0pp $-178

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $359,000 Active 377 DOM
2. 2026-06-18
   days on market $359,000 Active 375 DOM
3. 2026-06-17
   days on market $359,000 Active 374 DOM
4. 2026-06-16
   days on market $359,000 Active 373 DOM
5. 2026-06-15
   days on market $359,000 Active 372 DOM
6. 2026-06-14
   price $359,000 Active 370 DOM
7. 2026-06-13
   days on market $369,000 Active 370 DOM
8. 2026-06-12
   status $369,000 Active 369 DOM
9. 2026-05-13
   status Pending 1470-char remark

   Show marketing remark (1470 chars)

   Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

10. 2026-03-27
    price $369,000 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

11. 2026-03-06
    price $379,000 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

12. 2026-02-03
    price $389,000 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

13. 2026-01-04
    price $399,000 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

14. 2025-08-12
    price $405,000 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

15. 2025-06-03
    price $415,000 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

16. 2025-04-26
    listed $440,000 Active 1470-char remark

    Show marketing remark (1470 chars)

    Charming 3-Bedroom Retreat in Serene Wooded Setting Nestled on a private road in a tranquil wooded haven, this newly renovated 3-bedroom, 2-bath retreat seamlessly blends modern comforts with cozy charm. Perfect as a primary residence, vacation home, or income-generating AirB & B, this property offers exceptional versatility and appeal. Key Features: Upper Level: Spacious bedroom, full bath, and an open-concept living and dining area with soaring cathedral ceilings. Warm up by the wood-burning fireplace or whip up meals in the fully equipped kitchen. A charming loft adds extra space for relaxation or creativity. Lower Level: Two additional bedrooms, a full bath, convenient laundry room, and ample storage space. Outdoor Oasis: Step onto the expansive deck off the living room, perfect for morning coffee, entertaining, or soaking in the peaceful surroundings. Income Potential: Proven AirB & B success with 25,000 in revenue for 2024. Prime Location: Just minutes from vibrant town amenities, world-class skiing, scenic hiking trails, golf courses, and biking routes. Additional Highlights: Thoughtfully updated interiors with modern finishes. Serene, wooded lot offering privacy and natural beauty. Ideal for year-round living or a lucrative short-term rental. Don't miss this rare opportunity to own a turnkey retreat in an unbeatable location! Schedule your private showing today. Contact listing agent for more details or to arrange a tour.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,833
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,027
• − Management: −$3,027
• − Depreciation: −$10,444
• Taxable loss: −$5,953
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $1,545/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: Windham-Ashland-Jewett Central School District
• NCES district ID: 3631590
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $46,942
• Composite: 42.57/100
• National rank: #6842
• State rank: #517 of 755 in NY

Livability — Windham

• Score: 60/100
• State rank: #964
• US rank: #18888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windham, NY
• Population (ZIP): 1,241

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 (84%)
• Race & ethnicity: White 84% Two or more races 5% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Hispanic 4% Lithuanian 3%
• Foreign-born: 18% · Canada
• Languages at home: 75% English-only · Russian/Polish/Slavic 10% French/Haitian/Cajun 7% Other Indo-European 4%

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: ▲ 5.06%
• Current HPI: 425.2138
• 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

-16.1% since first listed

8 events — show timeline

• 2026-05-13 Pending — HVCRMLS
• 2026-03-27 Price Changed $369,000 HVCRMLS
• 2026-03-06 Price Changed $379,000 HVCRMLS
• 2026-02-03 Price Changed $389,000 HVCRMLS
• 2026-01-04 Price Changed $399,000 HVCRMLS
• 2025-08-12 Price Changed $405,000 HVCRMLS
• 2025-06-03 Price Changed $415,000 HVCRMLS
• 2025-04-26 Listed $440,000 HVCRMLS