2232 Foote Hollow Rd · Stamford, NY 12167

$325,000

2 bd · 1.5 ba · 1,580 sqft · SingleFamily public records · 58 Days on market

Built 2004 10 ac lot

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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 +15.5/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to tranquility. Nestled in the heart of Stamford, NY, this exceptional property offers the rare combination of expansive interior space and a serene, outdoor lifestyle. If you have been searching for a home that perfectly balances comfort with the beauty of the Catskill region, this is your opportunity. Step inside to discover an inviting, large floor plan over 1500 sq. ft. designed for modern living. Large primary bedroom with large ensuite spa bathroom. Two sinks, large soaking tub, and ample storage complete the spa like feel. During colder months enjoy the warmth of the fireplace in your family room. The kitchen with island provides a great space for your culinary creations. Whether you are hosting family gatherings, need space for a dedicated home office, or simply desire room to spread out, the versatile interior provides the perfect canvas. The layout emphasizes natural light and creates a warm, welcoming environment that feels like home the moment you walk through the door. The magic continues outside, where your backyard becomes a front-row seat to nature. Sit on your front deck and enjoy stunning, unobstructed views of the valley that change beautifully with every season. Enjoy the bounty of your own property. The established fruit trees add a touch of charm and potential for those who love gardening or farm-to-table living. With generous acreage, there is ample space for outdoor activities, relaxation, and taking in the fresh mountain air. The house below can also be purchased to create a family compound. 2232 Foote Hollow Road is more than just a home; it is a retreat. Whether you are looking for a permanent residence or a weekend getaway, this property offers the privacy and peaceful surroundings that make the Stamford area so highly sought after.

Key facts

• Large floor plan
• Ensuite spa bathroom
• Soaking tub

Tags

• EXPANSIVE INTERIOR SPACE
• LARGE FLOOR PLAN
• ENSUITE SPA BATHROOM
• SOAKING TUB
• AMPLE STORAGE
• FIREPLACE IN FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (6.3% below list).
• Recommended offer: $305k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Stamford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#574 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, schools D-, amenities F.
• Stamford Central School District (rural): math 40% / reading 35% proficiency, ranked #675 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.2% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k 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 ($315k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $325k implies a 2141% gain — meaningful room to come down on a strong offer.

Recommended offer $304,686 (6.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.96×
• Total profit: $87,006
• Equity at exit: $188,274

10-year hold

• IRR: 15.4%
• Equity multiple: 3.80×
• Total profit: $254,378
• Equity at exit: $328,378

Cash invested: $91,000 (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 12167

• Home prices YoY: 1.4%
• Active inventory: 36
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,047 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$439 /mo · $5,267/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $128

Break-even live

Break-even rent $2,884

Max offer price $325,000

Occupancy floor 91%

Sensitivity live

Price	-10% $312	-5% $220	+0% $128	+5% $36	+10% $-56
Rent	-10% $-112	-5% $8	+0% $128	+5% $249	+10% $369
Rate	-1.0pp $292	-0.5pp $211	base $128	+0.5pp $44	+1.0pp $-42

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $325,000 Active 58 DOM
2. 2026-06-17
   days on market $325,000 Active 57 DOM
3. 2026-06-16
   days on market $325,000 Active 56 DOM
4. 2026-06-15
   days on market $325,000 Active 55 DOM
5. 2026-06-13
   days on market $325,000 Active 53 DOM
6. 2026-06-12
   days on market $325,000 Active 52 DOM
7. 2026-06-09
   days on market $325,000 Active 49 DOM
8. 2026-06-08
   days on market $325,000 Active 48 DOM
9. 2026-06-07
   days on market $325,000 Active 47 DOM
10. 2026-06-07
    days on market $325,000 Active 46 DOM
11. 2026-06-04
    days on market $325,000 Active 43 DOM
12. 2026-06-02
    days on market $325,000 Active 42 DOM
13. 2026-06-01
    days on market $325,000 Active 41 DOM
14. 2026-05-31
    days on market $325,000 Active 40 DOM
15. 2026-04-19
    listed $350,000 Active 1797-char remark

    Show marketing remark (1797 chars)

    Escape to tranquility. Nestled in the heart of Stamford, NY, this exceptional property offers the rare combination of expansive interior space and a serene, outdoor lifestyle. If you have been searching for a home that perfectly balances comfort with the beauty of the Catskill region, this is your opportunity. Step inside to discover an inviting, large floor plan over 1500 sq. ft. designed for modern living. Large primary bedroom with large ensuite spa bathroom. Two sinks, large soaking tub, and ample storage complete the spa like feel. During colder months enjoy the warmth of the fireplace in your family room. The kitchen with island provides a great space for your culinary creations. Whether you are hosting family gatherings, need space for a dedicated home office, or simply desire room to spread out, the versatile interior provides the perfect canvas. The layout emphasizes natural light and creates a warm, welcoming environment that feels like home the moment you walk through the door. The magic continues outside, where your backyard becomes a front-row seat to nature. Sit on your front deck and enjoy stunning, unobstructed views of the valley that change beautifully with every season. Enjoy the bounty of your own property. The established fruit trees add a touch of charm and potential for those who love gardening or farm-to-table living. With generous acreage, there is ample space for outdoor activities, relaxation, and taking in the fresh mountain air. The house below can also be purchased to create a family compound. 2232 Foote Hollow Road is more than just a home; it is a retreat. Whether you are looking for a permanent residence or a weekend getaway, this property offers the privacy and peaceful surroundings that make the Stamford area so highly sought after.

16. 2025-07-25
    historical
17. 2025-04-03
    price $375,000
18. 2025-02-25
    listed $419,000 Active
19. 2019-07-01
    historical
20. 2018-10-10
    listed $173,000
21. 2018-10-10
    listed $173,000
22. 2016-03-10
    listed $167,000
23. 2014-12-09
    listed $166,000
24. 2013-06-27
    listed $155,000
25. 2013-01-02
    listed $169,000
26. 2013-01-01
    listed $179,000
27. 2012-07-09
    listed $165,000
28. 2006-03-21
    listed $209,000
29. 2002-09-09
    soldstatus $14,500

ⓘ 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: $5,267 · $439/mo
• Projected year-2 tax: $5,380 · $448/mo
• Expected delta: +$113/yr (+$9/mo · 2.1%)

ⓘ 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 1/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $36,562
• − Mortgage interest: −$18,205
• − Property taxes: −$5,267
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − Depreciation: −$9,455
• Taxable loss: −$3,839
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $2,462/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: Stamford Central School District
• NCES district ID: 3628020
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $42,968
• Composite: 34.29/100
• National rank: #10231
• State rank: #675 of 755 in NY

Livability — Stamford

• Score: 67/100
• State rank: #574
• US rank: #10332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,257

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 368.4492
• 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

+2313.8% since first listed

15 events — show timeline

• 2026-04-19 Listed $350,000 UNYREIS
• 2025-07-25 Listing Removed — UNYREIS
• 2025-04-03 Price Changed $375,000 UNYREIS
• 2025-02-25 Listed $419,000 UNYREIS
• 2019-07-01 Listing Removed — Global MLS
• 2018-10-10 Listed $173,000 Global MLS
• 2018-10-10 Listed $173,000 UNYREIS
• 2016-03-10 Listed $167,000 UNYREIS
• 2014-12-09 Listed $166,000 UNYREIS
• 2013-06-27 Listed $155,000 UNYREIS
• 2013-01-02 Listed $169,000 UNYREIS
• 2013-01-01 Listed $179,000 UNYREIS
• 2012-07-09 Listed $165,000 UNYREIS
• 2006-03-21 Listed $209,000 UNYREIS
• 2002-09-09 Sold (Public Records) $14,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $5,267 · +1.0% YoY. Source: county tax records.