17 Bogardus Ave Ave · Catskill, NY 12414

$324,900

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 409 Days on market

Built 1962 0.25 ac lot $218/sqft · 11% below area Est $382k · 15% under ↓ 19% since listing

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Why this score? — see what drove the D 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 +14.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Take a stroll down Bogardus Avenue to 17 Bogardus. This lovely home is just waiting for you! The house features a newly renovated kitchen, with stainless steel appliances and a huge island to do all of your cooking, and enjoy your meals. A spacious living room, and family room/office area. The second floor contains 3 bedrooms and full bathroom. The laundry room area on the first floor of this split level home can easily be converted into another full bathroom. The attached garage has been used as a tool room/storage area, but can be transformed back into a garage if desired. Can we talk about this backyard?! With one of the biggest lots in this neighborhood, there is a second deeded piece of property that makes it the perfect place to host gatherings, bbq's, parties, or to just sit and relax with your morning coffee. Within walking distance of parks, shopping, walking trails, and the fabulous restaurants of Main Street, Catskill. You are 5 minutes to the NYS tway, 10 minutes to Hudson and close to Hunter and Windham mountains. Make your own memories on Bogardus Ave!

Key facts

• Huge island
• Laundry room area
• Spacious living room

Tags

• NEWLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• HUGE ISLAND
• SPACIOUS LIVING ROOM
• FAMILY ROOM OFFICE AREA
• LAUNDRY ROOM AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (32.6% below list).
• Recommended offer: $212k (34.8% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 2.9% in Catskill — 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 69/100 on livability (#483 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+; Watch: amenities F, commute F, employment F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Catskill Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 574 students, 41% FRL); Catskill Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 303 students, 45% FRL); Catskill Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 400 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,965 (34.8% 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 409 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.62
• GRM: 12.4

CMA / ARV

• ARV (median comp): $381,579
• List price: $324,900
• Delta: -14.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Landon Ave	0.09mi	3/1.5	1,563 (+5%)	9mo	$350,000	$224	78
38 Koeppel Ave	0.05mi	3/1.5	1,376 (-8%)	21mo	$343,000	$249	66
38 Koeppel Ave	0.05mi	3/1.5	1,376 (-8%)	21mo	$341,000	$248	66
5 Cottontail Ln	0.46mi	3/2.0	1,399 (-6%)	3mo	$325,000	$232	62
171 Broome St	0.23mi	2/2.0 (-1)	1,501 (+1%)	20mo	$340,000	$227	62
13 Orchard Ave	0.13mi	2/2.0 (-1)	1,570 (+6%)	24mo	$316,500	$202	56
31 Landon Ave	0.12mi	3/1.5	1,680 (+13%)	20mo	$360,000	$214	54
8 Howell St	0.71mi	4/1.5 (+1)	1,423 (-4%)	1mo	$135,000	$95	52
69 Cauterskill Ave	0.46mi	2/2.0 (-1)	1,364 (-8%)	9mo	$324,000	$238	48
7 Red Apple Ln Ln	0.63mi	3/1.0	1,576 (+6%)	17mo	$320,000	$203	47
95 Maple Ave	0.66mi	3/1.0	1,402 (-6%)	20mo	$250,000	$178	43
8 Howell St	0.71mi	4/1.5 (+1)	1,423 (-4%)	20mo	$140,100	$98	36

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $136,342
• Equity at exit: $292,696

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $433,742
• Equity at exit: $631,209

Cash invested: $90,972 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 105
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,191 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$531 /mo · $6,372/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-639

Break-even live

Break-even rent $3,000

Max offer price $211,965

Occupancy floor —

Sensitivity live

Price	-10% $-455	-5% $-547	+0% $-639	+5% $-731	+10% $-823
Rent	-10% $-812	-5% $-726	+0% $-639	+5% $-553	+10% $-466
Rate	-1.0pp $-476	-0.5pp $-557	base $-639	+0.5pp $-723	+1.0pp $-809

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Main St Catskill, NY	3.0	1.0	1000	$2,400	$2.40	45d	1	1.04mi

Listing history 19 events

1. 2026-06-22
   days on market $324,900 Active 409 DOM
2. 2026-06-21
   days on market $324,900 Active 408 DOM
3. 2026-06-19
   days on market $324,900 Active 406 DOM
4. 2026-06-18
   days on market $324,900 Active 405 DOM
5. 2026-06-17
   days on market $324,900 Active 404 DOM
6. 2026-06-16
   days on market $324,900 Active 403 DOM
7. 2026-06-15
   days on market $324,900 Active 402 DOM
8. 2026-06-14
   days on market $324,900 Active 400 DOM
9. 2026-06-12
   days on market $324,900 Active 399 DOM
10. 2026-06-09
    days on market $324,900 Active 396 DOM
11. 2026-06-08
    days on market $324,900 Active 395 DOM
12. 2026-06-07
    days on market $324,900 Active 394 DOM
13. 2026-06-02
    days on market $324,900 Active 389 DOM
14. 2026-06-01
    days on market $324,900 Active 388 DOM
15. 2026-05-31
    days on market $324,900 Active 387 DOM
16. 2026-05-30
    days on market $324,900 Active 386 DOM
17. 2025-08-07
    price $324,900 1082-char remark

    Show marketing remark (1082 chars)

    Take a stroll down Bogardus Avenue to 17 Bogardus. This lovely home is just waiting for you! The house features a newly renovated kitchen, with stainless steel appliances and a huge island to do all of your cooking, and enjoy your meals. A spacious living room, and family room/office area. The second floor contains 3 bedrooms and full bathroom. The laundry room area on the first floor of this split level home can easily be converted into another full bathroom. The attached garage has been used as a tool room/storage area, but can be transformed back into a garage if desired. Can we talk about this backyard?! With one of the biggest lots in this neighborhood, there is a second deeded piece of property that makes it the perfect place to host gatherings, bbq's, parties, or to just sit and relax with your morning coffee. Within walking distance of parks, shopping, walking trails, and the fabulous restaurants of Main Street, Catskill. You are 5 minutes to the NYS tway, 10 minutes to Hudson and close to Hunter and Windham mountains. Make your own memories on Bogardus Ave!

18. 2025-05-24
    price $349,900 1082-char remark

    Show marketing remark (1082 chars)

    Take a stroll down Bogardus Avenue to 17 Bogardus. This lovely home is just waiting for you! The house features a newly renovated kitchen, with stainless steel appliances and a huge island to do all of your cooking, and enjoy your meals. A spacious living room, and family room/office area. The second floor contains 3 bedrooms and full bathroom. The laundry room area on the first floor of this split level home can easily be converted into another full bathroom. The attached garage has been used as a tool room/storage area, but can be transformed back into a garage if desired. Can we talk about this backyard?! With one of the biggest lots in this neighborhood, there is a second deeded piece of property that makes it the perfect place to host gatherings, bbq's, parties, or to just sit and relax with your morning coffee. Within walking distance of parks, shopping, walking trails, and the fabulous restaurants of Main Street, Catskill. You are 5 minutes to the NYS tway, 10 minutes to Hudson and close to Hunter and Windham mountains. Make your own memories on Bogardus Ave!

19. 2025-04-08
    listed $399,900 Active 1082-char remark

    Show marketing remark (1082 chars)

    Take a stroll down Bogardus Avenue to 17 Bogardus. This lovely home is just waiting for you! The house features a newly renovated kitchen, with stainless steel appliances and a huge island to do all of your cooking, and enjoy your meals. A spacious living room, and family room/office area. The second floor contains 3 bedrooms and full bathroom. The laundry room area on the first floor of this split level home can easily be converted into another full bathroom. The attached garage has been used as a tool room/storage area, but can be transformed back into a garage if desired. Can we talk about this backyard?! With one of the biggest lots in this neighborhood, there is a second deeded piece of property that makes it the perfect place to host gatherings, bbq's, parties, or to just sit and relax with your morning coffee. Within walking distance of parks, shopping, walking trails, and the fabulous restaurants of Main Street, Catskill. You are 5 minutes to the NYS tway, 10 minutes to Hudson and close to Hunter and Windham mountains. Make your own memories on Bogardus Ave!

ⓘ 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: $6,372 · $531/mo
• Projected year-2 tax: $6,372 · $531/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $26,292
• − Mortgage interest: −$18,199
• − Property taxes: −$6,372
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$9,452
• Taxable loss: −$13,562
• Est. tax savings @ 24.0%: +$3,255
• After-tax cash flow: $-4,417/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Catskill

• Score: 69/100
• State rank: #483
• US rank: #8498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catskill, NY
• County: Greene County · 10,169 people
• City population: 10,169
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

-18.8% since first listed

3 events — show timeline

• 2025-08-07 Price Changed $324,900 HVCRMLS
• 2025-05-24 Price Changed $349,900 HVCRMLS
• 2025-04-08 Listed $399,900 HVCRMLS

Property tax history

+4.5%/yr

Latest (2025): $6,372 · +3.0% YoY. Source: county tax records.