60 Cochecton Rd · Callicoon, NY 12726

$74,900

4 bd · 1.0 ba · 2,160 sqft · SingleFamily public records · 12 Days on market

Built 1860 1.11 ac lot ↓ 36% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a true restoration project with high equity potential? This historic 4-bedroom farmhouse on 1.11 acres in Cochecton is ready for a complete overhaul. The property is sold strictly as-is and has been vacant for years; it needs a full renovation but possesses immense character and includes an old red barn on the lot. Located in a peaceful, low-density pocket of the Catskills near the Delaware River, Callicoon, and Narrowsburg. Perfect for investors or vintage home enthusiasts ready to roll up their sleeves. Cash only

Key facts

• Near narrowsburg
• Near delaware river
• Near callicoon

Tags

• HISTORIC FARMHOUSE
• COMPLETE OVERHAUL
• OLD RED BARN
• NEAR DELAWARE RIVER
• NEAR CALLICOON
• NEAR NARROWSBURG

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity not available
• Home design: 2-story home; Existing/resale property
• Construction: Wood siding; Block foundation
• Exterior features: Dirt driveway; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Country-style kitchen
• Bedrooms: Total rooms: 8 (includes storage room)
• Flooring: Hardwood and tile flooring (varies)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heating details: see remarks
• Interior features: Country kitchen; Storage; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 55/100 on livability (#1,135 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, 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: 37 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 $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; flood insurance adds $460/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
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: 2.26% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.94%
• DSCR: 2.55
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $451,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Parsonage Rd	0.32mi	3/1.5 (-1)	1,862 (-14%)	20mo	$389,000	$209	38

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: 30.8%
• Equity multiple: 3.42×
• Total profit: $50,800
• Equity at exit: $67,476

10-year hold

• IRR: 26.8%
• Equity multiple: 7.82×
• Total profit: $142,944
• Equity at exit: $145,514

Cash invested: $20,972 (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 12726

• Home prices YoY: 3.1%
• Active inventory: 37
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$305 /mo · $3,655/yr
• Insurance: −$31
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $150

Break-even live

Break-even rent $1,505

Max offer price $74,900

Occupancy floor 86%

Sensitivity live

Price	-10% $413	-5% $387	+0% $150	+5% $129	+10% $108
Rent	-10% $16	-5% $83	+0% $150	+5% $217	+10% $284
Rate	-1.0pp $188	-0.5pp $169	base $150	+0.5pp $131	+1.0pp $111

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $74,900 Active 12 DOM
2. 2026-06-21
   pricedays on market $74,900 Active 11 DOM
3. 2026-06-18
   days on market $79,900 Active 9 DOM
4. 2026-06-17
   days on market $79,900 Active 8 DOM
5. 2026-06-16
   days on market $79,900 Active 7 DOM
6. 2026-06-15
   days on market $79,900 Active 6 DOM
7. 2026-06-13
   days on market $79,900 Active 4 DOM
8. 2026-06-12
   days on market $79,900 Active 3 DOM
9. 2026-06-09
   remarks 532-char remark
10. 2026-06-09
    listed $79,900 Active 1 DOM

ⓘ 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: $3,655 · $305/mo
• Projected year-2 tax: $3,655 · $305/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,343
• − Mortgage interest: −$4,196
• − Property taxes: −$3,655
• − Insurance: −$5,900
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$2,179
• Taxable income: $1,159
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $1,525/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 — Callicoon

• Score: 55/100
• State rank: #1135
• US rank: #23427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,169

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Two or more races 2% Black 1%
• Common ancestry: Romanian 9% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% Spanish 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: ▲ 13.02%
• Current HPI: 429.2774
• 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

-36.1% since first listed

4 events — show timeline

• 2026-06-09 Listed $79,900 UNYREIS
• 2025-12-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-19 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-19 Listed $125,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $3,655 · +3.1% YoY. Source: county tax records.