350 Old Post Rd · Marlboro, NY 12542

$399,000

3 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 226 Days on market

Built 1900 0.40 ac lot $264/sqft · 16% below area Est $475k · 16% 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 +14.7/15.0
• Cash flow +9.7/30.0
• Appreciation +9.5/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 350 Old Post Road, a charming and tastefully updated Colonial nestled on a spacious 17,550 sq ft lot in the peaceful town of Marlboro, NY. This 3-bedroom, 1.5-bath home spans 1,514 square feet and blends modern updates with timeless character, offering the ideal retreat for those who value serenity without sacrificing convenience. Step inside to a bright and inviting interior where natural light highlights the gleaming floors and clean, modern finishes. The sleek, updated kitchen is the heart of the home, featuring polished granite countertops, stainless steel appliances, and ample cabinet space, perfect for everything from casual meals to weekend entertaining. The adjacent dining area is open and versatile, providing a stylish space to gather with loved ones. Upstairs, three well-proportioned bedrooms offer restful privacy, while the updated full and half baths bring both function and flair. Outside, the property is surrounded by mature trees, offering a private, wooded backdrop that enhances the sense of tranquility. The lot is level and spacious, with potential for garden beds, outdoor seating areas, or future expansions. There's even a detached storage shed adding charm and utility to the backyard space. Enjoy the best of both worlds, a peaceful neighborhood feel just minutes from Marlboro’s local shopping, dining, and everyday essentials. Whether you're a first-time homebuyer, downsizing, or seeking a weekend escape in the scenic Hudson Valley, this home is move-in ready and full of potential. Don’t miss your chance to own a piece of classic Colonial charm, enhanced by tasteful updates and a prime location.

Key facts

• Level lot
• Updated kitchen
• 0.4 acre lot

Tags

• UPDATED KITCHEN
• POLISHED GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DETACHED STORAGE SHED
• PRIVATE WOODED BACKDROP
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (17.9% below list).
• Recommended offer: $328k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Marlboro — 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 72/100 on livability (#347 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute D-.
• Marlboro Central School District (suburban): math 43% / reading 55% proficiency, ranked #366 of 590 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (9.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $150k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $399k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,500 (17.9% 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 226 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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. 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: 0.82% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $475,142
• List price: $399,000
• Delta: -16.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Poppy Ln	0.15mi	3/2.0	1,584 (+5%)	17mo	$323,000	$204	69
98 Orange St	0.54mi	3/2.0	1,500 (-1%)	22mo	$480,000	$320	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.55×
• Total profit: $172,896
• Equity at exit: $329,800

10-year hold

• IRR: 18.5%
• Equity multiple: 5.63×
• Total profit: $516,821
• Equity at exit: $681,867

Cash invested: $111,720 (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 12542

• Home prices YoY: 2.8%
• Active inventory: 56
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,275 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$590 /mo · $7,079/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-261

Break-even live

Break-even rent $3,606

Max offer price $352,835

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-148	+0% $-261	+5% $-374	+10% $-487
Rent	-10% $-520	-5% $-391	+0% $-261	+5% $-132	+10% $-3
Rate	-1.0pp $-60	-0.5pp $-160	base $-261	+0.5pp $-365	+1.0pp $-470

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Hudson West Dr Marlboro, NY	2.0–3.0	2.0	1347	$3,275	$2.43	14d	2	1.13mi

Listing history 39 events

1. 2026-06-18
   days on market $399,000 Active 226 DOM
2. 2026-06-17
   days on market $399,000 Active 225 DOM
3. 2026-06-16
   days on market $399,000 Active 224 DOM
4. 2026-06-15
   days on market $399,000 Active 223 DOM
5. 2026-06-14
   days on market $399,000 Active 221 DOM
6. 2026-06-13
   days on market $399,000 Active 220 DOM
7. 2026-06-10
   days on market $399,000 Active 218 DOM
8. 2026-06-09
   days on market $399,000 Active 217 DOM
9. 2026-06-08
   days on market $399,000 Active 216 DOM
10. 2026-06-07
    days on market $399,000 Active 215 DOM
11. 2026-06-03
    days on market $399,000 Active 211 DOM
12. 2026-06-02
    days on market $399,000 Active 210 DOM
13. 2026-06-01
    days on market $399,000 Active 209 DOM
14. 2026-05-31
    days on market $399,000 Active 208 DOM
15. 2026-05-30
    days on market $399,000 Active 207 DOM
16. 2026-04-30
    price $425,000 1667-char remark

    Show marketing remark (1667 chars)

    Welcome to 350 Old Post Road, a charming and tastefully updated Colonial nestled on a spacious 17,550 sq ft lot in the peaceful town of Marlboro, NY. This 3-bedroom, 1.5-bath home spans 1,514 square feet and blends modern updates with timeless character, offering the ideal retreat for those who value serenity without sacrificing convenience. Step inside to a bright and inviting interior where natural light highlights the gleaming floors and clean, modern finishes. The sleek, updated kitchen is the heart of the home, featuring polished granite countertops, stainless steel appliances, and ample cabinet space, perfect for everything from casual meals to weekend entertaining. The adjacent dining area is open and versatile, providing a stylish space to gather with loved ones. Upstairs, three well-proportioned bedrooms offer restful privacy, while the updated full and half baths bring both function and flair. Outside, the property is surrounded by mature trees, offering a private, wooded backdrop that enhances the sense of tranquility. The lot is level and spacious, with potential for garden beds, outdoor seating areas, or future expansions. There's even a detached storage shed adding charm and utility to the backyard space. Enjoy the best of both worlds, a peaceful neighborhood feel just minutes from Marlboro’s local shopping, dining, and everyday essentials. Whether you're a first-time homebuyer, downsizing, or seeking a weekend escape in the scenic Hudson Valley, this home is move-in ready and full of potential. Don’t miss your chance to own a piece of classic Colonial charm, enhanced by tasteful updates and a prime location.

17. 2026-03-10
    price $439,000 1667-char remark

    Show marketing remark (1667 chars)

    Welcome to 350 Old Post Road, a charming and tastefully updated Colonial nestled on a spacious 17,550 sq ft lot in the peaceful town of Marlboro, NY. This 3-bedroom, 1.5-bath home spans 1,514 square feet and blends modern updates with timeless character, offering the ideal retreat for those who value serenity without sacrificing convenience. Step inside to a bright and inviting interior where natural light highlights the gleaming floors and clean, modern finishes. The sleek, updated kitchen is the heart of the home, featuring polished granite countertops, stainless steel appliances, and ample cabinet space, perfect for everything from casual meals to weekend entertaining. The adjacent dining area is open and versatile, providing a stylish space to gather with loved ones. Upstairs, three well-proportioned bedrooms offer restful privacy, while the updated full and half baths bring both function and flair. Outside, the property is surrounded by mature trees, offering a private, wooded backdrop that enhances the sense of tranquility. The lot is level and spacious, with potential for garden beds, outdoor seating areas, or future expansions. There's even a detached storage shed adding charm and utility to the backyard space. Enjoy the best of both worlds, a peaceful neighborhood feel just minutes from Marlboro’s local shopping, dining, and everyday essentials. Whether you're a first-time homebuyer, downsizing, or seeking a weekend escape in the scenic Hudson Valley, this home is move-in ready and full of potential. Don’t miss your chance to own a piece of classic Colonial charm, enhanced by tasteful updates and a prime location.

18. 2026-02-03
    price $469,000 1667-char remark

    Show marketing remark (1667 chars)

    Welcome to 350 Old Post Road, a charming and tastefully updated Colonial nestled on a spacious 17,550 sq ft lot in the peaceful town of Marlboro, NY. This 3-bedroom, 1.5-bath home spans 1,514 square feet and blends modern updates with timeless character, offering the ideal retreat for those who value serenity without sacrificing convenience. Step inside to a bright and inviting interior where natural light highlights the gleaming floors and clean, modern finishes. The sleek, updated kitchen is the heart of the home, featuring polished granite countertops, stainless steel appliances, and ample cabinet space, perfect for everything from casual meals to weekend entertaining. The adjacent dining area is open and versatile, providing a stylish space to gather with loved ones. Upstairs, three well-proportioned bedrooms offer restful privacy, while the updated full and half baths bring both function and flair. Outside, the property is surrounded by mature trees, offering a private, wooded backdrop that enhances the sense of tranquility. The lot is level and spacious, with potential for garden beds, outdoor seating areas, or future expansions. There's even a detached storage shed adding charm and utility to the backyard space. Enjoy the best of both worlds, a peaceful neighborhood feel just minutes from Marlboro’s local shopping, dining, and everyday essentials. Whether you're a first-time homebuyer, downsizing, or seeking a weekend escape in the scenic Hudson Valley, this home is move-in ready and full of potential. Don’t miss your chance to own a piece of classic Colonial charm, enhanced by tasteful updates and a prime location.

19. 2026-01-05
    price $499,000 1667-char remark

    Show marketing remark (1667 chars)

    Welcome to 350 Old Post Road, a charming and tastefully updated Colonial nestled on a spacious 17,550 sq ft lot in the peaceful town of Marlboro, NY. This 3-bedroom, 1.5-bath home spans 1,514 square feet and blends modern updates with timeless character, offering the ideal retreat for those who value serenity without sacrificing convenience. Step inside to a bright and inviting interior where natural light highlights the gleaming floors and clean, modern finishes. The sleek, updated kitchen is the heart of the home, featuring polished granite countertops, stainless steel appliances, and ample cabinet space, perfect for everything from casual meals to weekend entertaining. The adjacent dining area is open and versatile, providing a stylish space to gather with loved ones. Upstairs, three well-proportioned bedrooms offer restful privacy, while the updated full and half baths bring both function and flair. Outside, the property is surrounded by mature trees, offering a private, wooded backdrop that enhances the sense of tranquility. The lot is level and spacious, with potential for garden beds, outdoor seating areas, or future expansions. There's even a detached storage shed adding charm and utility to the backyard space. Enjoy the best of both worlds, a peaceful neighborhood feel just minutes from Marlboro’s local shopping, dining, and everyday essentials. Whether you're a first-time homebuyer, downsizing, or seeking a weekend escape in the scenic Hudson Valley, this home is move-in ready and full of potential. Don’t miss your chance to own a piece of classic Colonial charm, enhanced by tasteful updates and a prime location.

20. 2025-11-05
    historical $3,300
21. 2025-11-04
    listed $549,000 Active 1667-char remark

    Show marketing remark (1667 chars)

    Welcome to 350 Old Post Road, a charming and tastefully updated Colonial nestled on a spacious 17,550 sq ft lot in the peaceful town of Marlboro, NY. This 3-bedroom, 1.5-bath home spans 1,514 square feet and blends modern updates with timeless character, offering the ideal retreat for those who value serenity without sacrificing convenience. Step inside to a bright and inviting interior where natural light highlights the gleaming floors and clean, modern finishes. The sleek, updated kitchen is the heart of the home, featuring polished granite countertops, stainless steel appliances, and ample cabinet space, perfect for everything from casual meals to weekend entertaining. The adjacent dining area is open and versatile, providing a stylish space to gather with loved ones. Upstairs, three well-proportioned bedrooms offer restful privacy, while the updated full and half baths bring both function and flair. Outside, the property is surrounded by mature trees, offering a private, wooded backdrop that enhances the sense of tranquility. The lot is level and spacious, with potential for garden beds, outdoor seating areas, or future expansions. There's even a detached storage shed adding charm and utility to the backyard space. Enjoy the best of both worlds, a peaceful neighborhood feel just minutes from Marlboro’s local shopping, dining, and everyday essentials. Whether you're a first-time homebuyer, downsizing, or seeking a weekend escape in the scenic Hudson Valley, this home is move-in ready and full of potential. Don’t miss your chance to own a piece of classic Colonial charm, enhanced by tasteful updates and a prime location.

22. 2025-09-24
    price $3,300
23. 2025-08-05
    listed $3,500
24. 2024-12-11
    listed $375,000 Active
25. 2024-12-11
    historical
26. 2024-10-28
    price $375,000
27. 2024-10-10
    listed $350,000 Active
28. 2024-10-01
    historical
29. 2024-08-23
    listed $350,000 Active
30. 2022-03-09
    soldstatus $145,000
31. 2022-02-22
    soldstatus $145,000 Closed
32. 2022-01-27
    status Pending
33. 2021-10-06
    listed $220,000 Active
34. 2018-05-18
    soldstatus $40,000
35. 2017-10-02
    listed $60,000
36. 2017-09-11
    historical
37. 2017-06-13
    listed $103,500
38. 2003-01-16
    soldstatus $145,000
39. 1981-08-03
    soldstatus $39,000

ⓘ 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: $7,079 · $590/mo
• Projected year-2 tax: $7,079 · $590/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,300
• − Mortgage interest: −$22,350
• − Property taxes: −$7,079
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$11,607
• Taxable loss: −$10,020
• Est. tax savings @ 24.0%: +$2,405
• After-tax cash flow: $-731/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: Marlboro Central School District
• NCES district ID: 3618570
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $68,737
• Composite: 43.7/100
• National rank: #2953
• State rank: #366 of 590 in NY

Livability — Marlboro

• Score: 72/100
• State rank: #347
• US rank: #5847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro, NY
• Population (ZIP): 5,859

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.97%
• Current HPI: 325.4749
• 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

+989.7% since first listed

24 events — show timeline

• 2026-04-30 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $439,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Rental Removed $3,300 ONEKEY
• 2025-11-04 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $3,300 ONEKEY
• 2025-08-05 Listed for Rent $3,500 ONEKEY
• 2024-12-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-11 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-28 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-10 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-09 Sold (Public Records) $145,000 Public Records
• 2022-02-22 Sold (MLS) $145,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-06 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-18 Sold (MLS) $40,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-02 Listed $60,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-06-13 Listed $103,500 OneKey® MLS as Distributed by MLS Grid
• 2003-01-16 Sold (Public Records) $145,000 Public Records
• 1981-08-03 Sold (Public Records) $39,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $7,079 · -1.5% YoY. Source: county tax records.