49 Lake St · Stamford, NY 12167

$180,000

2 bd · 1.5 ba · 1,920 sqft · SingleFamily public records · 335 Days on market

Built 1898 5,663 sqft lot $94/sqft · 17% below area Est $216k · 17% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Historic Catskills Charm at “Brevoort” — Character, Light & Village Living Discover Brevoort, a lovingly preserved 1898 home rich with character and Catskills history. Originally built as part of Granthurst Park, an elegant late-19th-century development in Stamford—known as the “Queen of the Catskills”—this 5-bedroom, 1.5-bath residence offers vintage warmth. . Nestled on the outer edge of the Village of Stamford, Brevoort welcomes you with a gracious front yard framed by an old stone wall, a classic front porch perfect for relaxing, and a private back deck ideal for morning coffee or dining al fresco. A detached garage/storage shed and an asphalt driveway provide parking for two vehicles. Inside, charm abounds: the living room features a handsome brick fireplace; a formal dining room showcases a beamed ceiling; and dual front and back staircases lead upstairs to four bright bedrooms and a full bath. Original windows grace the front of the home, while newer thermal windows elsewhere offer improved efficiency. Abundant natural light, warm wood details, and high-speed internet make this home comfortable year-round and suitable for remote work. Set on a manageable . 3-acre lot, Brevoort places you minutes from village amenities—local cafés, shops, library, and dining—and right near the scenic Catskill Rail Trail for walking, biking, or skiing. Mount Utsayantha’s famed fire tower is also close by, offering panoramic views of the surrounding mountains. With its rare blend of historic appeal and a coveted Stamford location, Brevoort is ready to be your full-time home, weekend retreat, or investment in the heart of the Catskills.

Key facts

• Dual staircases
• Private back deck
• Brick fireplace

Tags

• CLASSIC FRONT PORCH
• PRIVATE BACK DECK
• DETACHED GARAGE
• BRICK FIREPLACE
• BEAMED CEILING
• DUAL STAIRCASES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.3% in Stamford — 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 67/100 on livability (#574 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, schools D-, amenities F.
• Stamford Central School District (rural): math 40% / reading 35% proficiency, ranked #675 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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 1898 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.27%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (median comp): $216,078
• List price: $180,000
• Delta: -16.70%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Main St	0.71mi	3/2.0 (+1)	1,830 (-5%)	8mo	$292,000	$160	46
366 Terry Rd	0.52mi	3/2.5 (+1)	2,160 (+12%)	1mo	$540,000	$250	45

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

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.89×
• Total profit: $95,313
• Equity at exit: $104,275

10-year hold

• IRR: 28.6%
• Equity multiple: 5.82×
• Total profit: $242,864
• Equity at exit: $181,871

Cash invested: $50,400 (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 12167

• Home prices YoY: 1.4%
• Active inventory: 36
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,781 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$369 /mo · $4,425/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $810

Break-even live

Break-even rent $1,757

Max offer price $180,000

Occupancy floor 66%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $180,000 Active 335 DOM
2. 2026-06-17
   days on market $180,000 Active 334 DOM
3. 2026-06-16
   days on market $180,000 Active 333 DOM
4. 2026-06-15
   days on market $180,000 Active 332 DOM
5. 2026-06-13
   days on market $180,000 Active 330 DOM
6. 2026-06-12
   days on market $180,000 Active 329 DOM
7. 2026-06-09
   days on market $180,000 Active 326 DOM
8. 2026-06-08
   days on market $180,000 Active 325 DOM
9. 2026-06-07
   days on market $180,000 Active 324 DOM
10. 2026-06-07
    days on market $180,000 Active 323 DOM
11. 2026-06-04
    days on market $180,000 Active 320 DOM
12. 2026-06-02
    days on market $180,000 Active 319 DOM
13. 2026-06-01
    days on market $180,000 Active 318 DOM
14. 2026-05-31
    days on market $180,000 Active 317 DOM
15. 2026-03-14
    status Active 1725-char remark

    Show marketing remark (1725 chars)

    Historic Catskills Charm at “Brevoort” — Character, Light & Village Living Discover Brevoort, a lovingly preserved 1898 home rich with character and Catskills history. Originally built as part of Granthurst Park, an elegant late-19th-century development in Stamford—known as the “Queen of the Catskills”—this 5-bedroom, 1.5-bath residence offers vintage warmth. . Nestled on the outer edge of the Village of Stamford, Brevoort welcomes you with a gracious front yard framed by an old stone wall, a classic front porch perfect for relaxing, and a private back deck ideal for morning coffee or dining al fresco. A detached garage/storage shed and an asphalt driveway provide parking for two vehicles. Inside, charm abounds: the living room features a handsome brick fireplace; a formal dining room showcases a beamed ceiling; and dual front and back staircases lead upstairs to four bright bedrooms and a full bath. Original windows grace the front of the home, while newer thermal windows elsewhere offer improved efficiency. Abundant natural light, warm wood details, and high-speed internet make this home comfortable year-round and suitable for remote work. Set on a manageable . 3-acre lot, Brevoort places you minutes from village amenities—local cafés, shops, library, and dining—and right near the scenic Catskill Rail Trail for walking, biking, or skiing. Mount Utsayantha’s famed fire tower is also close by, offering panoramic views of the surrounding mountains. With its rare blend of historic appeal and a coveted Stamford location, Brevoort is ready to be your full-time home, weekend retreat, or investment in the heart of the Catskills.

16. 2026-02-17
    historical Active Under Contract 1725-char remark

    Show marketing remark (1725 chars)

    Historic Catskills Charm at “Brevoort” — Character, Light & Village Living Discover Brevoort, a lovingly preserved 1898 home rich with character and Catskills history. Originally built as part of Granthurst Park, an elegant late-19th-century development in Stamford—known as the “Queen of the Catskills”—this 5-bedroom, 1.5-bath residence offers vintage warmth. . Nestled on the outer edge of the Village of Stamford, Brevoort welcomes you with a gracious front yard framed by an old stone wall, a classic front porch perfect for relaxing, and a private back deck ideal for morning coffee or dining al fresco. A detached garage/storage shed and an asphalt driveway provide parking for two vehicles. Inside, charm abounds: the living room features a handsome brick fireplace; a formal dining room showcases a beamed ceiling; and dual front and back staircases lead upstairs to four bright bedrooms and a full bath. Original windows grace the front of the home, while newer thermal windows elsewhere offer improved efficiency. Abundant natural light, warm wood details, and high-speed internet make this home comfortable year-round and suitable for remote work. Set on a manageable . 3-acre lot, Brevoort places you minutes from village amenities—local cafés, shops, library, and dining—and right near the scenic Catskill Rail Trail for walking, biking, or skiing. Mount Utsayantha’s famed fire tower is also close by, offering panoramic views of the surrounding mountains. With its rare blend of historic appeal and a coveted Stamford location, Brevoort is ready to be your full-time home, weekend retreat, or investment in the heart of the Catskills.

17. 2025-09-16
    price $180,000 1725-char remark

    Show marketing remark (1725 chars)

    Historic Catskills Charm at “Brevoort” — Character, Light & Village Living Discover Brevoort, a lovingly preserved 1898 home rich with character and Catskills history. Originally built as part of Granthurst Park, an elegant late-19th-century development in Stamford—known as the “Queen of the Catskills”—this 5-bedroom, 1.5-bath residence offers vintage warmth. . Nestled on the outer edge of the Village of Stamford, Brevoort welcomes you with a gracious front yard framed by an old stone wall, a classic front porch perfect for relaxing, and a private back deck ideal for morning coffee or dining al fresco. A detached garage/storage shed and an asphalt driveway provide parking for two vehicles. Inside, charm abounds: the living room features a handsome brick fireplace; a formal dining room showcases a beamed ceiling; and dual front and back staircases lead upstairs to four bright bedrooms and a full bath. Original windows grace the front of the home, while newer thermal windows elsewhere offer improved efficiency. Abundant natural light, warm wood details, and high-speed internet make this home comfortable year-round and suitable for remote work. Set on a manageable . 3-acre lot, Brevoort places you minutes from village amenities—local cafés, shops, library, and dining—and right near the scenic Catskill Rail Trail for walking, biking, or skiing. Mount Utsayantha’s famed fire tower is also close by, offering panoramic views of the surrounding mountains. With its rare blend of historic appeal and a coveted Stamford location, Brevoort is ready to be your full-time home, weekend retreat, or investment in the heart of the Catskills.

18. 2025-07-18
    listed $205,000 Active 1725-char remark

    Show marketing remark (1725 chars)

    Historic Catskills Charm at “Brevoort” — Character, Light & Village Living Discover Brevoort, a lovingly preserved 1898 home rich with character and Catskills history. Originally built as part of Granthurst Park, an elegant late-19th-century development in Stamford—known as the “Queen of the Catskills”—this 5-bedroom, 1.5-bath residence offers vintage warmth. . Nestled on the outer edge of the Village of Stamford, Brevoort welcomes you with a gracious front yard framed by an old stone wall, a classic front porch perfect for relaxing, and a private back deck ideal for morning coffee or dining al fresco. A detached garage/storage shed and an asphalt driveway provide parking for two vehicles. Inside, charm abounds: the living room features a handsome brick fireplace; a formal dining room showcases a beamed ceiling; and dual front and back staircases lead upstairs to four bright bedrooms and a full bath. Original windows grace the front of the home, while newer thermal windows elsewhere offer improved efficiency. Abundant natural light, warm wood details, and high-speed internet make this home comfortable year-round and suitable for remote work. Set on a manageable . 3-acre lot, Brevoort places you minutes from village amenities—local cafés, shops, library, and dining—and right near the scenic Catskill Rail Trail for walking, biking, or skiing. Mount Utsayantha’s famed fire tower is also close by, offering panoramic views of the surrounding mountains. With its rare blend of historic appeal and a coveted Stamford location, Brevoort is ready to be your full-time home, weekend retreat, or investment in the heart of the Catskills.

19. 2020-11-10
    soldstatus $110,000 1199-char remark

    Show marketing remark (1199 chars)

    This sweet Dutch Colonial home has been renovated and upgraded to create an ideal space for a full time or vacation home. The home's interior is charming, welcoming you from the front entry right into the spacious living room with brick fireplace. This connects right into the formal dining room, which is bright and cheery with beamed ceiling detail. The kitchen offers a new stainless-steel refrigerator and range and connects back to the dining room with original built in cabinets in between. Rounding out the first floor is a half bathroom, small storage/utility room, and a bonus room which could be a main level bedroom/music room/den/office! There are front and back staircases leading up to the second floor which houses three bedrooms, second bonus room/library/office/sitting room/craft room(!) and full bathroom. Recent upgrades have been made to the heating and electrical systems and a new whole house vented propane heater will be installed before closing. Located right in the Village of Stamford, the home is in a great setting for conveniences and within walking distance of shops and restaurants, yet set towards the edge of town on a nice manageable lot lined with a charming old

20. 2020-11-10
    soldstatus $110,000

    Show marketing remark (1199 chars)

    This sweet Dutch Colonial home has been renovated and upgraded to create an ideal space for a full time or vacation home. The home's interior is charming, welcoming you from the front entry right into the spacious living room with brick fireplace. This connects right into the formal dining room, which is bright and cheery with beamed ceiling detail. The kitchen offers a new stainless-steel refrigerator and range and connects back to the dining room with original built in cabinets in between. Rounding out the first floor is a half bathroom, small storage/utility room, and a bonus room which could be a main level bedroom/music room/den/office! There are front and back staircases leading up to the second floor which houses three bedrooms, second bonus room/library/office/sitting room/craft room(!) and full bathroom. Recent upgrades have been made to the heating and electrical systems and a new whole house vented propane heater will be installed before closing. Located right in the Village of Stamford, the home is in a great setting for conveniences and within walking distance of shops and restaurants, yet set towards the edge of town on a nice manageable lot lined with a charming old

21. 2020-05-06
    listed $109,900 1199-char remark

    Show marketing remark (1199 chars)

    This sweet Dutch Colonial home has been renovated and upgraded to create an ideal space for a full time or vacation home. The home's interior is charming, welcoming you from the front entry right into the spacious living room with brick fireplace. This connects right into the formal dining room, which is bright and cheery with beamed ceiling detail. The kitchen offers a new stainless-steel refrigerator and range and connects back to the dining room with original built in cabinets in between. Rounding out the first floor is a half bathroom, small storage/utility room, and a bonus room which could be a main level bedroom/music room/den/office! There are front and back staircases leading up to the second floor which houses three bedrooms, second bonus room/library/office/sitting room/craft room(!) and full bathroom. Recent upgrades have been made to the heating and electrical systems and a new whole house vented propane heater will be installed before closing. Located right in the Village of Stamford, the home is in a great setting for conveniences and within walking distance of shops and restaurants, yet set towards the edge of town on a nice manageable lot lined with a charming old

22. 2020-05-06
    listed $109,900

    Show marketing remark (1199 chars)

    This sweet Dutch Colonial home has been renovated and upgraded to create an ideal space for a full time or vacation home. The home's interior is charming, welcoming you from the front entry right into the spacious living room with brick fireplace. This connects right into the formal dining room, which is bright and cheery with beamed ceiling detail. The kitchen offers a new stainless-steel refrigerator and range and connects back to the dining room with original built in cabinets in between. Rounding out the first floor is a half bathroom, small storage/utility room, and a bonus room which could be a main level bedroom/music room/den/office! There are front and back staircases leading up to the second floor which houses three bedrooms, second bonus room/library/office/sitting room/craft room(!) and full bathroom. Recent upgrades have been made to the heating and electrical systems and a new whole house vented propane heater will be installed before closing. Located right in the Village of Stamford, the home is in a great setting for conveniences and within walking distance of shops and restaurants, yet set towards the edge of town on a nice manageable lot lined with a charming old

23. 2017-05-01
    soldstatus $27,500
24. 2017-04-28
    soldstatus $27,500
25. 2016-09-12
    listed $39,900
26. 2004-04-08
    soldstatus $45,000

ⓘ 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: $4,425 · $369/mo
• Projected year-2 tax: $4,425 · $369/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 1/10 Low 8 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $33,376
• − Mortgage interest: −$10,083
• − Property taxes: −$4,425
• − Insurance: −$900
• − Repairs & maintenance: −$2,670
• − Management: −$2,670
• − Depreciation: −$5,236
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $7,941/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: Stamford Central School District
• NCES district ID: 3628020
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $42,968
• Composite: 34.29/100
• National rank: #10231
• State rank: #675 of 755 in NY

Livability — Stamford

• Score: 67/100
• State rank: #574
• US rank: #10332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, NY
• Population (ZIP): 2,257

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 368.4492
• 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

+300.0% since first listed

12 events — show timeline

• 2026-03-14 Relisted — UNYREIS
• 2026-02-17 Contingent — UNYREIS
• 2025-09-16 Price Changed $180,000 UNYREIS
• 2025-07-18 Listed $205,000 UNYREIS
• 2020-11-10 Sold (MLS) $110,000 ODBOR
• 2020-11-10 Sold (MLS) $110,000 UNYREIS
• 2020-05-06 Listed $109,900 ODBOR
• 2020-05-06 Listed $109,900 UNYREIS
• 2017-05-01 Sold (Public Records) $27,500 Public Records
• 2017-04-28 Sold (MLS) $27,500 UNYREIS
• 2016-09-12 Listed $39,900 UNYREIS
• 2004-04-08 Sold (Public Records) $45,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,425 · +2.9% YoY. Source: county tax records.