5033 State Route 52 · Jeffersonville, NY 12748

$225,000

2 bd · 1.5 ba · 1,582 sqft · SingleFamily public records · 58 Days on market

Built 1940 0.27 ac lot $142/sqft · 32% below area Est $331k · 32% 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 +11.5/30.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

Key facts

• Flexible room
• Value-add potential
• Usable yard

Tags

• TUDOR-STYLE HOME
• SPACIOUS LOT
• OUTDOOR PORCH
• FLEXIBLE ROOM
• USABLE YARD
• VALUE-ADD POTENTIAL

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric service by NYSEG; Cable connected
• Home design: Single family residence
• Construction: Block, shake siding, and stone exterior
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; No central cooling
• Interior features: First-floor bedroom; Full basement; Attic access via scuttle; 6 total rooms; Deck and porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (20.9% below list).
• Recommended offer: $178k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.2% in Jeffersonville — 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 61/100 on livability (#909 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D-, amenities F, commute F.
• Sullivan West Central School District (rural): math 45% / reading 47% proficiency, ranked #436 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sullivan West Elementary School (math 41% / reading 48%, grade F, #1,277 of 2,108 statewide, top 64%, 571 students, 37% FRL); Sullivan West High School At Lake Huntington (math 52% / reading 47%, grade D, #974 of 1,100 statewide, top 91%, 477 students, 39% FRL).
• Market conditions: 27 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (9.9% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $128k; list at $225k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,978 (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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $331,183
• List price: $225,000
• Delta: -32.06%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

9.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $113,446
• Equity at exit: $201,831

10-year hold

• IRR: 20.1%
• Equity multiple: 6.40×
• Total profit: $340,413
• Equity at exit: $434,336

Cash invested: $63,000 (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 12748

• Home prices YoY: 2.8%
• Active inventory: 27
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-130

Break-even live

Break-even rent $1,945

Max offer price $201,994

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-67	+0% $-130	+5% $-194	+10% $-258
Rent	-10% $-271	-5% $-201	+0% $-130	+5% $-60	+10% $10
Rate	-1.0pp $-17	-0.5pp $-73	base $-130	+0.5pp $-189	+1.0pp $-248

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $225,000 Active 58 DOM
2. 2026-06-18
   days on market $225,000 Active 56 DOM
3. 2026-06-17
   days on market $225,000 Active 55 DOM
4. 2026-06-16
   days on market $225,000 Active 54 DOM
5. 2026-06-15
   days on market $225,000 Active 53 DOM
6. 2026-06-13
   days on market $225,000 Active 51 DOM
7. 2026-06-12
   days on market $225,000 Active 50 DOM
8. 2026-06-09
   days on market $225,000 Active 47 DOM
9. 2026-06-08
   days on market $225,000 Active 46 DOM
10. 2026-06-07
    days on market $225,000 Active 45 DOM
11. 2026-06-07
    days on market $225,000 Active 44 DOM
12. 2026-06-04
    days on market $225,000 Active 41 DOM
13. 2026-06-02
    days on market $225,000 Active 40 DOM

    Show marketing remark (446 chars)

    Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

14. 2026-06-01
    days on market $225,000 Active 39 DOM
15. 2026-05-31
    days on market $225,000 Active 38 DOM
16. 2026-05-12
    price $225,000 446-char remark

    Show marketing remark (446 chars)

    Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

17. 2026-05-12
    price $225,000 446-char remark

    Show marketing remark (446 chars)

    Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

18. 2026-04-23
    price $230,000 446-char remark

    Show marketing remark (446 chars)

    Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

19. 2026-04-23
    listed $330,000 Active 446-char remark

    Show marketing remark (446 chars)

    Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

20. 2026-04-23
    listed $230,000 Active 446-char remark

    Show marketing remark (446 chars)

    Charming Tudor-style home on a spacious lot in the heart of Sullivan County. The main level features a living room, dining room, kitchen with outdoor porch, and a large flexible room ideal as a third bedroom or home office, while two bedrooms are located upstairs. Set on a large, usable yard with room to expand or create outdoor living. Strong value-add potential in a growing market, minutes to Jeffersonville, Livingston Manor, and Callicoon.

21. 2020-10-26
    soldstatus $128,260
22. 2020-10-06
    soldstatus $128,260 Closed

    Show marketing remark (982 chars)

    Loved and cared for home in the heart of Jeffersonville. Beautifully maintained original details are plentiful in the 2 (could be used as 3) bedroom, 1 and 1/2 bath home. Gorgeous hard wood floors and wood trim through out! On the first floor you'll find an updated kitchen with built in charm, living room dining room combo, breakfast room overlooking your beautiful back yard, 1/2 bath, screened in porch and bonus room with sliders that lead to your large deck. Upstairs has 2 nice sized bedrooms with plenty of closet space and full bath with built in cabinets and stunning vintage tile. Washer and dryer in the full unfinished basement with wine cellar! All this on a corner lot with with a great back yard complete with shed, pretty landscaping and even a weeping willow. Only 2 hours from NYC, near the Villa Roma Resort, Bethel Woods Center for the Arts, Resorts world Casino, hiking, antiquing...something for everyone! Additional Information: HeatingFuel:Oil Above Ground,

23. 2020-05-13
    price $129,900

    Show marketing remark (982 chars)

    Loved and cared for home in the heart of Jeffersonville. Beautifully maintained original details are plentiful in the 2 (could be used as 3) bedroom, 1 and 1/2 bath home. Gorgeous hard wood floors and wood trim through out! On the first floor you'll find an updated kitchen with built in charm, living room dining room combo, breakfast room overlooking your beautiful back yard, 1/2 bath, screened in porch and bonus room with sliders that lead to your large deck. Upstairs has 2 nice sized bedrooms with plenty of closet space and full bath with built in cabinets and stunning vintage tile. Washer and dryer in the full unfinished basement with wine cellar! All this on a corner lot with with a great back yard complete with shed, pretty landscaping and even a weeping willow. Only 2 hours from NYC, near the Villa Roma Resort, Bethel Woods Center for the Arts, Resorts world Casino, hiking, antiquing...something for everyone! Additional Information: HeatingFuel:Oil Above Ground,

24. 2019-10-25
    price $129,500

    Show marketing remark (982 chars)

    Loved and cared for home in the heart of Jeffersonville. Beautifully maintained original details are plentiful in the 2 (could be used as 3) bedroom, 1 and 1/2 bath home. Gorgeous hard wood floors and wood trim through out! On the first floor you'll find an updated kitchen with built in charm, living room dining room combo, breakfast room overlooking your beautiful back yard, 1/2 bath, screened in porch and bonus room with sliders that lead to your large deck. Upstairs has 2 nice sized bedrooms with plenty of closet space and full bath with built in cabinets and stunning vintage tile. Washer and dryer in the full unfinished basement with wine cellar! All this on a corner lot with with a great back yard complete with shed, pretty landscaping and even a weeping willow. Only 2 hours from NYC, near the Villa Roma Resort, Bethel Woods Center for the Arts, Resorts world Casino, hiking, antiquing...something for everyone! Additional Information: HeatingFuel:Oil Above Ground,

25. 2019-07-29
    listed $130,000 Active

    Show marketing remark (982 chars)

    Loved and cared for home in the heart of Jeffersonville. Beautifully maintained original details are plentiful in the 2 (could be used as 3) bedroom, 1 and 1/2 bath home. Gorgeous hard wood floors and wood trim through out! On the first floor you'll find an updated kitchen with built in charm, living room dining room combo, breakfast room overlooking your beautiful back yard, 1/2 bath, screened in porch and bonus room with sliders that lead to your large deck. Upstairs has 2 nice sized bedrooms with plenty of closet space and full bath with built in cabinets and stunning vintage tile. Washer and dryer in the full unfinished basement with wine cellar! All this on a corner lot with with a great back yard complete with shed, pretty landscaping and even a weeping willow. Only 2 hours from NYC, near the Villa Roma Resort, Bethel Woods Center for the Arts, Resorts world Casino, hiking, antiquing...something for everyone! Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $3,144 · $262/mo
• Expected delta: +$659/yr (+$55/mo · 26.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $21,357
• − Mortgage interest: −$12,603
• − Property taxes: −$2,485
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$6,545
• Taxable loss: −$5,485
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $-246/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: Sullivan West Central School District
• NCES district ID: 3600023
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $56,078
• Composite: 40.05/100
• National rank: #3817
• State rank: #436 of 590 in NY

Livability — Jeffersonville

• Score: 61/100
• State rank: #909
• US rank: #17767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,616

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 7% Black 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 8% Portuguese 3% Lithuanian 1%
• Foreign-born: 6%
• Languages at home: 89% English-only · Russian/Polish/Slavic 3% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.95%
• Current HPI: 363.0899
• 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

+53.8% since first listed

11 events — show timeline

• 2026-06-02 Price Changed $199,999 HVCRMLS
• 2026-05-12 Price Changed $225,000 HVCRMLS
• 2026-05-12 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $230,000 HVCRMLS
• 2026-04-23 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $330,000 HVCRMLS
• 2020-10-26 Sold (Public Records) $128,260 Public Records
• 2020-10-06 Sold (MLS) $128,260 OneKey® MLS as Distributed by MLS Grid
• 2020-05-13 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2019-10-25 Price Changed $129,500 OneKey® MLS as Distributed by MLS Grid
• 2019-07-29 Listed $130,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.7%/yr

Latest (2025): $2,485 · +6.0% YoY. Source: county tax records.