711 Vedder Mountain Rd · Leeds, NY 12414

$89,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 16 Days on market

Built 2018 2.00 ac lot

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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 +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

Key facts

• 2 acre lot
• Built 2018
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,026 in NY) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, cost of living B; Watch: schools F, crime F, amenities F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $336k (79%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.97% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.01%
• DSCR: 2.51
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 4.75×
• Total profit: $93,517
• Equity at exit: $80,178

10-year hold

• IRR: 44.0%
• Equity multiple: 10.64×
• Total profit: $240,154
• Equity at exit: $172,907

Cash invested: $24,920 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 104
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $706

Break-even live

Break-even rent $862

Max offer price $89,000

Occupancy floor 55%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-30
   soldstatus $390,000 Closed 1313-char remark

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

2. 2026-03-31
   historical
3. 2026-03-17
   historical Active Under Contract 1313-char remark

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

4. 2025-11-07
   price $399,000

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

5. 2025-11-07
   price $399,000 1313-char remark

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

6. 2025-10-22
   price $410,000

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

7. 2025-10-22
   price $410,000 1313-char remark

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

8. 2025-09-22
   listed $425,000 Active 1313-char remark

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

9. 2025-09-22
   listed $425,000 Active

   Show marketing remark (1313 chars)

   Perched along a quiet country road, this completely renovated contemporary home offers a unique layout that blends comfort, privacy, and stunning Hudson Valley surroundings. The main living area, located on the second floor, features an open-concept design with kitchen, dining, and living spaces flowing together seamlessly. A half bath adds convenience, while sliding doors lead to a spacious back deck that feels worlds away—secluded in nature and perfect for outdoor dining or relaxing. At the front of the home, a balcony captures peaceful country views. On the first floor, you'll find the private en suite bedroom retreat, complete with a tiled walk-in shower and full bath. The finished walkout basement is where you'll find the 2nd bedroom and could also be used a studio, office, gym, or guest area. This level also includes a half bath, laundry, and mechanicals, making it as functional as it is versatile. All of this is just minutes to the Village of Catskill, Hudson River waterfront, and an easy drive to Hudson, Saugerties, and Woodstock—offering endless options for dining, shopping, art, and outdoor recreation in the Catskills. Whether for full-time living or a weekend escape, 711 Vedder Mountain Road delivers a perfect balance of contemporary style and Hudson Valley tranquility.

10. 2025-01-22
    status Pending
11. 2025-01-06
    listed $89,000 Active
12. 2008-09-30
    soldstatus $120,840

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,069
• − Mortgage interest: −$4,985
• − Property taxes: −$2,124
• − Insurance: −$445
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,589
• Taxable income: $7,554
• Est. tax owed @ 24.0%: −$1,813
• After-tax cash flow: $6,661/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Leeds

• Score: 59/100
• State rank: #1026
• US rank: #19980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 10,169 people
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

+222.7% since first listed

12 events — show timeline

• 2026-04-30 Sold (MLS) $390,000 HVCRMLS
• 2026-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Contingent — HVCRMLS
• 2025-11-07 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $399,000 HVCRMLS
• 2025-10-22 Price Changed $410,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $410,000 HVCRMLS
• 2025-09-22 Listed $425,000 HVCRMLS
• 2025-09-22 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-22 Pending — Global MLS
• 2025-01-06 Listed $89,000 Global MLS
• 2008-09-30 Sold (Public Records) $120,840 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,124 · +3.7% YoY. Source: county tax records.