51 Eddy St · Greenwich, NY 12834

$159,000

4 bd · 1.5 ba · 1,844 sqft · SingleFamily public records · 30 Days on market

Built 1900 0.56 ac lot Est $254k · 38% under

---

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
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

Fixer upper located in the Village of Greenwich; this home is ready for updating inside! Vinyl siding, roof, and vinyl replacement windows new around 2006. Septic new in 2000. Hot water heater and boiler updated within the past 20 years; all dates are to the best of the family's knowledge. Home being sold as is. Most likely will not qualify for USDA, FHA, or VA financing. No owner financing.

Key facts

• Septic new
• Vinyl siding
• Boiler updated

Tags

• VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• SEPTIC NEW
• HOT WATER HEATER UPDATED
• BOILER UPDATED

Property features AI

Exterior

• Parking: Off-street parking; Driveway; Total of 4 parking spaces
• Utilities: Public water; Septic tank; Cable available
• Home design: Single family residence; Living area listed (value provided in source)
• Construction: Vinyl siding; Stone foundation; Asphalt roof; Built on crawl space; partial, unfinished basement with interior entry
• Exterior features: Covered porch; Patio/porch; Shed(s)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the second floor
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor; One full bathroom on the second floor
• Heating & cooling: Forced air heating; Oil heating
• Interior features: 14 total rooms; Appliances: Other; Carpet, hardwood, and linoleum flooring; Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (7.3% below list).
• Recommended offer: $126k (20.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#507 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: health & safety D, amenities F, commute F.
• Greenwich Central School District (town): math 59% / reading 60% proficiency, ranked #266 of 755 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greenwich Elementary School (math 44% / reading 64%, grade C, #908 of 2,108 statewide, top 46%, 466 students, 37% FRL); Greenwich Junior-Senior High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 429 students, 32% FRL).
• Zoned-school proficiency averages 73% at this address vs 60% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Greenwich Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 24 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,798 (20.9% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.93% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $254,472
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Cambridge Rd	0.04mi	4/2.0	1,800 (-2%)	2mo	$182,000	$101	90
5 Cabel St	0.23mi	4/3.0	1,768 (-4%)	1mo	$365,000	$206	76
8 Whipple Pl	0.58mi	4/2.5	1,920 (+4%)	19mo	$249,900	$130	46
3 Prospect St	0.52mi	5/2.0 (+1)	1,716 (-7%)	17mo	$275,000	$160	44
6 Simpson St	0.74mi	3/2.5 (-1)	2,014 (+9%)	19mo	$277,000	$138	25

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $70,252
• Equity at exit: $143,240

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $220,349
• Equity at exit: $308,902

Cash invested: $44,520 (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 12834

• Home prices YoY: 21.5%
• Active inventory: 24
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$524 /mo · $6,290/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-260

Break-even live

Break-even rent $1,803

Max offer price $125,798

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-215	+0% $-260	+5% $-305	+10% $-350
Rent	-10% $-377	-5% $-318	+0% $-260	+5% $-202	+10% $-144
Rate	-1.0pp $-180	-0.5pp $-220	base $-260	+0.5pp $-301	+1.0pp $-343

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,000 Active 30 DOM
2. 2026-06-21
   days on market $159,000 Active 29 DOM
3. 2026-06-18
   days on market $159,000 Active 27 DOM
4. 2026-06-17
   days on market $159,000 Active 26 DOM
5. 2026-06-16
   days on market $159,000 Active 25 DOM
6. 2026-06-15
   days on market $159,000 Active 24 DOM
7. 2026-06-13
   days on market $159,000 Active 22 DOM
8. 2026-06-12
   days on market $159,000 Active 21 DOM
9. 2026-06-09
   days on market $159,000 Active 18 DOM
10. 2026-06-08
    days on market $159,000 Active 17 DOM
11. 2026-06-07
    days on market $159,000 Active 16 DOM
12. 2026-06-07
    pricedays on market $159,000 Active 15 DOM
13. 2026-06-04
    days on market $179,900 Active 12 DOM
14. 2026-06-02
    days on market $179,900 Active 11 DOM
15. 2026-06-01
    days on market $179,900 Active 10 DOM
16. 2026-05-31
    days on market $179,900 Active 9 DOM
17. 2026-05-21
    listed $179,900 Active

ⓘ 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: $6,290 · $524/mo
• Projected year-2 tax: $6,290 · $524/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $17,683
• − Mortgage interest: −$8,906
• − Property taxes: −$6,290
• − Insurance: −$795
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$4,625
• Taxable loss: −$5,763
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $-1,738/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: Greenwich Central School District
• NCES district ID: 3612900
• Math proficiency: 59% ▲ 2.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $62,128
• Composite: 53.45/100
• National rank: #3147
• State rank: #266 of 755 in NY

Livability — Greenwich

• Score: 69/100
• State rank: #507
• US rank: #8929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwich, NY
• Population (ZIP): 6,137

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Chinese 1% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 66.00%
• Current HPI: 373.2809
• 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

1 event — show timeline

• 2026-05-21 Listed $179,900 Global MLS

Property tax history

+21.2%/yr

Latest (2025): $6,290 · +13.5% YoY. Source: county tax records.