6 Wang Dr · Copake Lake, NY 12521

$925,000

3 bd · 1.0 ba · 1,646 sqft · SingleFamily public records · 37 Days on market

Built 2026 0.31 ac lot

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Why this score? — see what drove the D 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
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.4/10.0

Listing remarks

This is a full renovation inside and out. Beautiful lake views, a dock, great neighborhood and location The main floor begins with a formal entry foyer, an open-plan kitchen, and a living room featuring preserved original wide-plank wood floors and a dramatic double-height wood-paneled ceiling that opens to an expansive great room. A main-level primary suite allows for easy single-floor living. The lower level adds a second living/recreational room, while the top floor offers two additional bedrooms and a third large room with corner windows overlooking the water -- ideal as a study, studio, or guest space. A large south-facing deck takes full advantage of the home's best feature: pe

Key facts

• 0.31 acre lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Community amenities include lake access and golf

Exterior

• Parking: Attached garage (1 car)
• Utilities: Private well water; Septic tank sewer; 200+ amp electric service
• Home design: Single-family residence; House with three or more levels; New construction; Facing/directions not specified; Entry level not specified
• Construction: Metal roof; Concrete perimeter foundation; Structure type: House; Built as new construction
• Exterior features: Deck; Dock; Has view; Private dirt road access (private maintained road)

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Free-standing refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Baseboard heating; Electric heating; Ductless heating/cooling; Heat pump; Has cooling
• Interior features: Insulated double-pane windows; Two wood-burning fireplaces (living room and family room); Partially finished walk-out basement with concrete perimeter
• Laundry & utility: Washer and dryer; Laundry on lower level

🏗️ New construction. The $925,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $924,257.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-998 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $748k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $588k (36.4% below list).
• Recommended offer: $588k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.4% in Copake Lake — 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 62/100 on livability (#841 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Taconic Hills Central School District (rural): math 53% / reading 51% proficiency, ranked #335 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $99k of equity ($6k loan paydown + $92k appreciation (10.0% local appreciation)).
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$159k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($897k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $320k; list at $925k implies a 189% gain — meaningful room to come down on a strong offer.

Recommended offer $588,263 (36.4% 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 37 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 13.1

CMA / ARV

• ARV (median comp): $924,257
• List price: $925,000
• Delta: 0.08%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Pond Hill Rd	0.42mi	3/2.0	1,560 (-5%)	1mo	$490,000	$314	67
12 Pauline Pl	0.03mi	2/2.5 (-1)	1,454 (-12%)	4mo	$550,000	$378	64
117 Spring St	0.61mi	2/2.0 (-1)	1,832 (+11%)	5mo	$415,000	$227	39
27 Lake Vw	0.54mi	3/2.0	1,887 (+15%)	16mo	$276,720	$147	34
45 Oriole Rd	0.36mi	2/2.5 (-1)	1,440 (-12%)	23mo	$320,000	$222	32

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $439,442
• Equity at exit: $832,644

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $1,343,342
• Equity at exit: $1,795,629

Cash invested: $258,792 (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 12521

• Home prices YoY: 23.4%
• Active inventory: 42
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $5,883 medium
• Mortgage (P&I): −$4,847
• Tax from tax record: −$413 /mo · $4,960/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,235
• Net cashflow: $-998

Break-even live

Break-even rent $7,146

Max offer price $747,950

Occupancy floor —

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: $231,064
• Closing costs: $27,728
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $925,000 Active 37 DOM
2. 2026-06-18
   days on market $925,000 Active 36 DOM
3. 2026-06-17
   days on market $925,000 Active 35 DOM
4. 2026-06-16
   days on market $925,000 Active 34 DOM
5. 2026-06-15
   days on market $925,000 Active 33 DOM
6. 2026-06-14
   days on market $925,000 Active 31 DOM
7. 2026-06-12
   days on market $925,000 Active 30 DOM
8. 2026-06-09
   days on market $925,000 Active 27 DOM
9. 2026-06-08
   days on market $925,000 Active 26 DOM
10. 2026-06-07
    days on market $925,000 Active 25 DOM
11. 2026-06-07
    days on market $925,000 Active 24 DOM
12. 2026-06-04
    days on market $925,000 Active 21 DOM
13. 2026-06-02
    days on market $925,000 Active 20 DOM
14. 2026-06-01
    days on market $925,000 Active 19 DOM
15. 2026-05-31
    days on market $925,000 Active 18 DOM
16. 2026-05-31
    days on market $925,000 Active 17 DOM
17. 2026-05-13
    listed $925,000 Active 1307-char remark
18. 2026-05-12
    historical $925,000 1307-char remark
19. 2024-06-21
    soldstatus $320,000
20. 2023-06-22
    listed $375,000

ⓘ 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: $4,960 · $413/mo
• Projected year-2 tax: $10,296 · $858/mo
• Expected delta: +$5,336/yr (+$445/mo · 107.6%)

ⓘ 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 ≥93°F today · 16 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: $70,592
• − Mortgage interest: −$51,773
• − Property taxes: −$4,960
• − Insurance: −$4,621
• − Repairs & maintenance: −$5,647
• − Management: −$5,647
• − Depreciation: −$26,887
• Taxable loss: −$28,944
• Est. tax savings @ 24.0%: +$6,947
• After-tax cash flow: $-5,030/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: Taconic Hills Central School District
• NCES district ID: 3628620
• Math proficiency: 53% ▲ 10.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $57,329
• Composite: 45.16/100
• National rank: #2676
• State rank: #335 of 590 in NY

Livability — Copake Lake

• Score: 62/100
• State rank: #841
• US rank: #16329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copake Lake, NY
• Population (ZIP): 1,874

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 83.58%
• Current HPI: 441.0272
• 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

+146.7% since first listed

4 events — show timeline

• 2026-05-13 Listed $925,000 HVCRMLS
• 2026-05-12 Coming Soon $925,000 HVCRMLS
• 2024-06-21 Sold (Public Records) $320,000 Public Records
• 2023-06-22 Listed $375,000 HVCRMLS

Property tax history

+1.5%/yr

Latest (2025): $4,960 · +2.8% YoY. Source: county tax records.