71 County Road 65 #6 · Windham, NY 12439

$294,000

2 bd · 2.0 ba · 1,290 sqft · SingleFamily · 244 Days on market

Built 2020 Good condition 436 sqft lot $228/sqft · 14% below area Est $343k · 14% under $216/mo HOA · 7% of rent

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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 +15.7/30.0
• ARV discount +13.9/15.0
• Appreciation +5.9/10.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Built in 2020 and maintained in like-new condition, this end-unit townhome offers contemporary design, lasting quality, and proven versatility. Whether you're looking for a strong short-term rental investment or your own Catskills escape, this property checks every box. The bright, open-concept living and dining area flows easily to a private deck, ideal for outdoor meals or quiet relaxation. The modern kitchen features maple cabinetry, granite countertops, and stainless appliances, combining style and durability. Two well-proportioned bedrooms are complemented by two full baths on separate levels - one with a soaking tub upstairs, the other with a shower downstairs. Details like solid wood doors, deep closets, and ducted A/C throughout make this home as functional as it is attractive. Situated at the end of the row for added privacy, the condo is just minutes from Windham Mountain, with Hunter close by. Shops, dining, and the Trailways bus stop are within walking distance, making travel and daily living effortless. Already a successful Airbnb, this property is primed to generate income immediately or serve as your low-maintenance home base in the mountains and it's a great property for skiers. Just minutes from Windham Mountain and a short drive to Hunter, you’re perfectly positioned for slope-side weekends, summer hiking, or daily commutes. The Trailways Bus stop is steps away, and a variety of shops and restaurants lie within walking distance. Sold fully furnished and turnkey, this home is ready to generate rental income immediately or serve as your own retreat. Don’t miss this chance to own a truly versatile Catskills property!

Key facts

• Private deck
• Modern kitchen
• Ducted a/c

Tags

• PRIVATE DECK
• MODERN KITCHEN
• SOLID WOOD DOORS
• DUCTED A/C
• WALKING DISTANCE TO SHOPS
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $294k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $294k).
• Recommended offer: $259k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 2 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 ($2k loan paydown + $5k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $82k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.02% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $342,815
• List price: $294,000
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 County Road 65 #4	0.01mi	2/2.0	1,290 (0%)	10mo	$283,500	$220	91
18 East Rd #1	0.21mi	2/2.0	1,192 (-8%)	16mo	$285,000	$239	64

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

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.30×
• Total profit: $24,746
• Equity at exit: $112,024

10-year hold

• IRR: 9.4%
• Equity multiple: 2.24×
• Total profit: $101,853
• Equity at exit: $158,345

Cash invested: $82,320 (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 12439

• Home prices YoY: 0.4%
• Active inventory: 2
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,006 medium
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$368 /mo · $4,410/yr
• Insurance: −$122
• HOA: −$216
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $127

Break-even live

Break-even rent $2,845

Max offer price $294,000

Occupancy floor 91%

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $216 · $2,592/yr

Listing history 16 events

1. 2026-06-18
   days on market $294,000 Active 244 DOM
2. 2026-06-17
   days on market $294,000 Active 243 DOM
3. 2026-06-16
   days on market $294,000 Active 242 DOM
4. 2026-06-15
   days on market $294,000 Active 241 DOM
5. 2026-06-13
   days on market $294,000 Active 239 DOM
6. 2026-06-12
   days on market $294,000 Active 238 DOM
7. 2026-06-09
   days on market $294,000 Active 235 DOM
8. 2026-06-08
   days on market $294,000 Active 234 DOM
9. 2026-06-07
   days on market $294,000 Active 233 DOM
10. 2026-06-07
    days on market $294,000 Active 232 DOM
11. 2026-06-04
    days on market $294,000 Active 229 DOM
12. 2026-06-02
    days on market $294,000 Active 228 DOM
13. 2026-06-01
    days on market $294,000 Active 227 DOM
14. 2026-05-31
    days on market $294,000 Active 226 DOM
15. 2026-01-09
    price $294,000 1671-char remark

    Show marketing remark (1671 chars)

    Built in 2020 and maintained in like-new condition, this end-unit townhome offers contemporary design, lasting quality, and proven versatility. Whether you're looking for a strong short-term rental investment or your own Catskills escape, this property checks every box. The bright, open-concept living and dining area flows easily to a private deck, ideal for outdoor meals or quiet relaxation. The modern kitchen features maple cabinetry, granite countertops, and stainless appliances, combining style and durability. Two well-proportioned bedrooms are complemented by two full baths on separate levels - one with a soaking tub upstairs, the other with a shower downstairs. Details like solid wood doors, deep closets, and ducted A/C throughout make this home as functional as it is attractive. Situated at the end of the row for added privacy, the condo is just minutes from Windham Mountain, with Hunter close by. Shops, dining, and the Trailways bus stop are within walking distance, making travel and daily living effortless. Already a successful Airbnb, this property is primed to generate income immediately or serve as your low-maintenance home base in the mountains and it's a great property for skiers. Just minutes from Windham Mountain and a short drive to Hunter, you’re perfectly positioned for slope-side weekends, summer hiking, or daily commutes. The Trailways Bus stop is steps away, and a variety of shops and restaurants lie within walking distance. Sold fully furnished and turnkey, this home is ready to generate rental income immediately or serve as your own retreat. Don’t miss this chance to own a truly versatile Catskills property!

16. 2025-10-17
    listed $295,000 Active 1671-char remark

    Show marketing remark (1671 chars)

    Built in 2020 and maintained in like-new condition, this end-unit townhome offers contemporary design, lasting quality, and proven versatility. Whether you're looking for a strong short-term rental investment or your own Catskills escape, this property checks every box. The bright, open-concept living and dining area flows easily to a private deck, ideal for outdoor meals or quiet relaxation. The modern kitchen features maple cabinetry, granite countertops, and stainless appliances, combining style and durability. Two well-proportioned bedrooms are complemented by two full baths on separate levels - one with a soaking tub upstairs, the other with a shower downstairs. Details like solid wood doors, deep closets, and ducted A/C throughout make this home as functional as it is attractive. Situated at the end of the row for added privacy, the condo is just minutes from Windham Mountain, with Hunter close by. Shops, dining, and the Trailways bus stop are within walking distance, making travel and daily living effortless. Already a successful Airbnb, this property is primed to generate income immediately or serve as your low-maintenance home base in the mountains and it's a great property for skiers. Just minutes from Windham Mountain and a short drive to Hunter, you’re perfectly positioned for slope-side weekends, summer hiking, or daily commutes. The Trailways Bus stop is steps away, and a variety of shops and restaurants lie within walking distance. Sold fully furnished and turnkey, this home is ready to generate rental income immediately or serve as your own retreat. Don’t miss this chance to own a truly versatile Catskills property!

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥86°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $36,078
• − Mortgage interest: −$16,469
• − Property taxes: −$4,410
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − HOA: −$2,592
• − Depreciation: −$8,553
• Taxable loss: −$3,188
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $2,293/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 80/100 Cosmetic rehab

This end-unit townhome is in excellent condition with a modern kitchen and two full bathrooms. It's a strong short-term rental investment or a Catskills escape.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both furniture — adds comfort and functionality
• Both upgrades to appliances — enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both furniture — adds comfort and functionality ↑
• Both upgrades to appliances — enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 380

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 8% Black 3%
• Hispanic origin (detail): Cuban 8%
• Common ancestry: Slovak 7% Lithuanian 3% German 2%
• Foreign-born: 3%
• Languages at home: 82% English-only · Spanish 9% French/Haitian/Cajun 8% Other Indo-European 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: ▲ 1.75%
• Current HPI: 449.8271
• 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

-0.3% since first listed

2 events — show timeline

• 2026-01-09 Price Changed $294,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Listed $295,000 OneKey® MLS as Distributed by MLS Grid