4 Bridge St · Greenwich, NY 12834

$143,000

1 bd · 1.0 ba · 648 sqft · SingleFamily public records · 242 Days on market

Built 2004 3,049 sqft lot $221/sqft · 35% below area

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• Cash flow +0.9/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Many possibilities await this highly traffic area property. Zoned residential/commercial. Live upstairs & have your business on 1st floor! Battenkill River nearby and walk to all the local conveniences. Get your business started & live efficiently in this historical tourist community.

Key facts

• Zoned residential
• Zoned commercial
• 3,049 sq ft lot

Tags

• ZONED RESIDENTIAL
• ZONED COMMERCIAL
• BATTENKILL RIVER NEARBY
• HISTORICAL TOURIST COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (37.5% below list).
• Recommended offer: $89k (37.5% below list) — sets the bar for 1% rule.

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 $15k of equity ($989 loan paydown + $14k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $89,322 (37.5% 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 242 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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?
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: 0.62% ✗
• Cap rate: 1.29%
• Cash-on-cash: -17.88%
• DSCR: 0.20
• GRM: 13.3

CMA / ARV

• ARV (median comp): $290,735
• List price: $143,000
• Delta: -50.81%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 2.00×
• Total profit: $40,100
• Equity at exit: $128,826

10-year hold

• IRR: 12.7%
• Equity multiple: 4.71×
• Total profit: $148,371
• Equity at exit: $277,818

Cash invested: $40,040 (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: 13.3×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$493 /mo · $5,911/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-596

Break-even live

Break-even rent $1,648

Max offer price $102,108

Occupancy floor —

Sensitivity live

Price	-10% $-515	-5% $-556	+0% $-596	+5% $-637	+10% $-677
Rent	-10% $-667	-5% $-632	+0% $-596	+5% $-561	+10% $-526
Rate	-1.0pp $-524	-0.5pp $-560	base $-596	+0.5pp $-634	+1.0pp $-671

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $143,000 Active 242 DOM
2. 2026-06-21
   days on market $143,000 Active 241 DOM
3. 2026-06-18
   days on market $143,000 Active 239 DOM
4. 2026-06-17
   days on market $143,000 Active 238 DOM
5. 2026-06-16
   days on market $143,000 Active 237 DOM
6. 2026-06-15
   days on market $143,000 Active 236 DOM
7. 2026-06-13
   days on market $143,000 Active 234 DOM
8. 2026-06-12
   days on market $143,000 Active 233 DOM
9. 2026-06-09
   days on market $143,000 Active 230 DOM
10. 2026-06-08
    days on market $143,000 Active 229 DOM
11. 2026-06-07
    days on market $143,000 Active 228 DOM
12. 2026-06-07
    days on market $143,000 Active 227 DOM
13. 2026-06-04
    days on market $143,000 Active 224 DOM
14. 2026-06-02
    days on market $143,000 Active 223 DOM
15. 2026-06-01
    days on market $143,000 Active 222 DOM
16. 2026-05-31
    days on market $143,000 Active 221 DOM
17. 2025-12-02
    price $143,000 294-char remark

    Show marketing remark (294 chars)

    Many possibilities await this highly traffic area property. Zoned residential/commercial. Live upstairs & have your business on 1st floor! Battenkill River nearby and walk to all the local conveniences. Get your business started & live efficiently in this historical tourist community.

18. 2025-10-28
    price $149,000 294-char remark

    Show marketing remark (294 chars)

    Many possibilities await this highly traffic area property. Zoned residential/commercial. Live upstairs & have your business on 1st floor! Battenkill River nearby and walk to all the local conveniences. Get your business started & live efficiently in this historical tourist community.

19. 2025-10-22
    listed $153,000 Active 294-char remark

    Show marketing remark (294 chars)

    Many possibilities await this highly traffic area property. Zoned residential/commercial. Live upstairs & have your business on 1st floor! Battenkill River nearby and walk to all the local conveniences. Get your business started & live efficiently in this historical tourist community.

20. 2025-05-23
    status Pending
21. 2025-05-23
    historical
22. 2025-04-15
    price $139,900
23. 2025-03-25
    price $159,900
24. 2025-01-13
    price $165,000
25. 2024-12-09
    price $169,900
26. 2024-12-02
    price $179,900
27. 2024-11-19
    price $189,900
28. 2024-11-09
    price $199,900
29. 2024-10-25
    price $249,900
30. 2024-10-03
    listed $262,000 Active
31. 2013-06-21
    historical
32. 2013-06-20
    historical
33. 2013-01-28
    listed $129,000
34. 2012-12-21
    listed $129,000

ⓘ 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: $5,911 · $493/mo
• Projected year-2 tax: $5,911 · $493/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: $10,719
• − Mortgage interest: −$8,010
• − Property taxes: −$5,911
• − Insurance: −$715
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$4,160
• Taxable loss: −$9,793
• Est. tax savings @ 24.0%: +$2,350
• After-tax cash flow: $-4,807/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

+10.9% since first listed

18 events — show timeline

• 2025-12-02 Price Changed $143,000 Global MLS
• 2025-10-28 Price Changed $149,000 Global MLS
• 2025-10-22 Listed $153,000 Global MLS
• 2025-05-23 Pending — Global MLS
• 2025-05-23 Listing Removed — Global MLS
• 2025-04-15 Price Changed $139,900 Global MLS
• 2025-03-25 Price Changed $159,900 Global MLS
• 2025-01-13 Price Changed $165,000 Global MLS
• 2024-12-09 Price Changed $169,900 Global MLS
• 2024-12-02 Price Changed $179,900 Global MLS
• 2024-11-19 Price Changed $189,900 Global MLS
• 2024-11-09 Price Changed $199,900 Global MLS
• 2024-10-25 Price Changed $249,900 Global MLS
• 2024-10-03 Listed $262,000 Global MLS
• 2013-06-21 Listing Removed — Global MLS
• 2013-06-20 Listing Removed — Global MLS
• 2013-01-28 Listed $129,000 Global MLS
• 2012-12-21 Listed $129,000 Global MLS

Property tax history

+3.3%/yr

Latest (2025): $5,911 · +8.1% YoY. Source: county tax records.