139 Windham Ridge Rd Unit D · Windham, NY 12496

$209,000

1 bd · 1.0 ba · 700 sqft · Townhouse · 35 Days on market

Built 1986 Good condition 1,306 sqft lot $299/sqft · 23% below area Est $270k · 23% under

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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 +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +7.5/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

At the very end of Windham Ridge Road, minutes from Windham Mountain, this perfect, private getaway is waiting for you! Wake up to dazzling views of Windham Mountain every season, through south-facing sliding glass doors and windows. This 700 square foot unit lives large! The spacious living area features a cathedral ceiling, skylights and a cozy wood burning fireplace flanked by a built-in desk and cabinetry. The sun-drenched space comfortably holds a full-size sectional sofa and coffee table with room to spare. The living area expands in warmer weather to include outdoor deck.

Key facts

• Dazzling views
• Galley kitchen
• Built-in desk

Tags

• DAZZLING VIEWS
• CATHEDRAL CEILING
• COZY WOOD BURNING FIREPLACE
• BUILT-IN DESK
• GALLEY KITCHEN
• JACUZZI-STYLE TUB

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-65 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (16.4% below list).
• Recommended offer: $175k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.1% 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: 168 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k 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 $59k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,661 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $270,356
• List price: $209,000
• Delta: -22.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Windham Ridge Rd Unit 19F	0.04mi	1/1.0	700 (0%)	22mo	$240,000	$343	80
26 Mill St	0.97mi	3/1.0 (+2)	824 (+18%)	17mo	$150,000	$182	16
5220-7 #127 State Route 23	1.15mi	2/2.0 (+1)	900 (+29%)	56mo	$215,000	$239	11
5220 - -7 State Route 23	1.16mi	2/2.0 (+1)	850 (+21%)	56mo	$215,000	$253	11

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: 11.9%
• Equity multiple: 1.76×
• Total profit: $44,757
• Equity at exit: $119,150

10-year hold

• IRR: 13.0%
• Equity multiple: 3.37×
• Total profit: $138,636
• Equity at exit: $206,227

Cash invested: $58,520 (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: 168
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-65

Break-even live

Break-even rent $1,828

Max offer price $199,662

Occupancy floor 99%

Sensitivity live

Price	-10% $80	-5% $8	+0% $-65	+5% $-137	+10% $-209
Rent	-10% $-203	-5% $-134	+0% $-65	+5% $4	+10% $73
Rate	-1.0pp $41	-0.5pp $-11	base $-65	+0.5pp $-119	+1.0pp $-174

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: $52,250
• Closing costs: $6,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Common parking
• Utilities: Public waterPublic sewer100 Amp electric serviceCable availableElectricity connectedSewer connectedWater connected
• Home design: Townhouse (attached residential condominium)One levelWood siding
• Construction: Asphalt roofConcrete perimeter foundation
• Exterior features: DeckLandscaped groundsViewsGravel road frontage on a private road (privately maintained)

Interior

• Kitchen: Electric rangeFree-standing refrigerator
• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Interior features: Breakfast barCathedral ceilingsHas view
• Laundry & utility: Stacked washer/dryerLaundry closetTankless water heater

Listing history 27 events

1. 2026-07-09
   days on market $209,000 Active 35 DOM
2. 2026-07-07
   days on market $209,000 Active 33 DOM
3. 2026-07-06
   days on market $209,000 Active 32 DOM
4. 2026-07-05
   days on market $209,000 Active 31 DOM
5. 2026-07-05
   days on market $209,000 Active 30 DOM
6. 2026-07-03
   days on market $209,000 Active 29 DOM
7. 2026-07-02
   days on market $209,000 Active 28 DOM
8. 2026-07-01
   days on market $209,000 Active 27 DOM
9. 2026-06-30
   days on market $209,000 Active 26 DOM
10. 2026-06-29
    days on market $209,000 Active 25 DOM
11. 2026-06-28
    days on market $209,000 Active 24 DOM
12. 2026-06-27
    days on market $209,000 Active 23 DOM
13. 2026-06-26
    days on market $209,000 Active 22 DOM
14. 2026-06-22
    days on market $209,000 Active 18 DOM
15. 2026-06-21
    days on market $209,000 Active 17 DOM
16. 2026-06-21
    days on market $209,000 Active 16 DOM
17. 2026-06-18
    days on market $209,000 Active 14 DOM
18. 2026-06-17
    days on market $209,000 Active 13 DOM
19. 2026-06-16
    days on market $209,000 Active 12 DOM
20. 2026-06-15
    days on market $209,000 Active 11 DOM
21. 2026-06-13
    days on market $209,000 Active 9 DOM
22. 2026-06-12
    days on market $209,000 Active 8 DOM
23. 2026-06-09
    days on market $209,000 Active 5 DOM
24. 2026-06-08
    days on market $209,000 Active 4 DOM
25. 2026-06-07
    days on market $209,000 Active 3 DOM
26. 2026-06-07
    remarks 699-char remark
27. 2026-06-07
    listed $209,000 Active 2 DOM

ⓘ 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 4% 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: $20,959
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$6,080
• Taxable loss: −$4,361
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $272/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,500–$10,500 screening

This 700 square foot condo is in good condition with a spacious living area, a functional kitchen, and a well-maintained exterior. It offers a private getaway with stunning views of Windham Mountain and is ready for a new owner to move in.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the property's value. ↑
• Both Clean the deck and outdoor seating area — A clean and well-maintained deck and outdoor seating area can increase the property's rental value and make it more attractive to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 60/100

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

• County: Greene · 44,963 people
• Population (ZIP): 1,241
• Household income: $68,173
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 38% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Common parking
• Utilities: Public waterPublic sewer100 Amp electric serviceCable availableElectricity connectedSewer connectedWater connected
• Home design: Townhouse (attached residential condominium)One levelWood siding
• Construction: Asphalt roofConcrete perimeter foundation
• Exterior features: DeckLandscaped groundsViewsGravel road frontage on a private road (privately maintained)

Interior

• Kitchen: Electric rangeFree-standing refrigerator
• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Interior features: Breakfast barCathedral ceilingsHas view
• Laundry & utility: Stacked washer/dryerLaundry closetTankless water heater

Price history

1 event — show timeline

• 2026-06-04 Listed $209,000 HVCRMLS