9 Huguenot St #6 · New Paltz, NY 12561

$235,000

1 bd · 1.0 ba · 784 sqft · Condo · 52 Days on market

Built 1970 Fair condition

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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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! LIGHT FILLED 3RD FLOOR CONDO LOCATED ON HISTORIC HUGUENOT ST., THIS UNIT SITS UP ON A HILL WITH VIEWS OF THE SHAWANGUNK MOUNTAINS & WALLKILL RIVER FROM THE LIVING ROOM & KITCHEN. NEUTRAL COLORS & HARDWOOD FLOORS UNDER THE CARPET. PARKING SPACE IS RIGHT OUTSIDE THE FRONT DOOR #54. ONLY A SHORT WALK TO THE VILLAGE OF NEW PALTZ, RAIL-TRAILS, GOLF COURSE, RESTAURANTS, BUS STATION & MORIELLO POOL. MINUTES TO THE GUNKS, SUNY NEW PALTZ, NYS THURWAY,SHUTTLE TO POUGHKEEPSIE TRAIN STATION. COMMON FEES ARE $323.10 A MONTH WHICH INCLUDES HEAT, WATER, SEWER, GARBAGE, EXTERIOR MAINTENANCE, LANDSCAPING, &PLOWING. COMMON LAUNDRY AREA ON SITE. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Galley kitchen
• Built 1970
• Listed 52 days

Tags

• GALLEY KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Assigned on-site parking
• Utilities: Public water; 100 Amp electric service
• Home design: Residential condominium; Attached property
• Construction: Brick construction
• Exterior features: Street lights in neighborhood; Sidewalks

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Oil heating; Steam heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 1.8% in New Paltz — 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 79/100 on livability (#128 in NY, #2,042 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, housing D+, employment D-.
• New Paltz Central School District (suburban): math 67% / reading 88% proficiency, ranked #70 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $92k; list at $235k implies a 154% gain — meaningful room to come down on a strong offer.

Recommended offer $227,950 (3.0% 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 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-46,580
• Equity at exit: $35,039

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-50,744
• Equity at exit: $20,319

Cash invested: $65,800 (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 12561

• Active inventory: 94
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA est. from 3 same-building comps: −$388
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-138

Break-even live

Break-even rent $2,547

Max offer price $215,066

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-57	+0% $-138	+5% $-219	+10% $-300
Rent	-10% $-325	-5% $-231	+0% $-138	+5% $-44	+10% $50
Rate	-1.0pp $-19	-0.5pp $-78	base $-138	+0.5pp $-199	+1.0pp $-261

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 N Chestnut St Unit 409 New Paltz, NY	2.0	2.0	1100	$2,924	$2.66	45d	1	0.41mi
137 N Chestnut St New Paltz, NY	1.0–3.0	1.0–2.0	852	$2,250	$2.64	15d	4	0.65mi
21 Colonial Dr New Paltz, NY	1.0–2.0	1.0	740	$1,765	$2.39	15d	10	0.74mi
58 S Manheim Blvd New Paltz, NY	2.0	1.0	1100	$2,350	$2.14	15d	1	0.76mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-04-07
   historical Active Under Contract
3. 2026-03-27
   listed $235,000 Active
4. 2012-07-19
   soldstatus $92,400 724-char remark

   Show marketing remark (724 chars)

   PRICED TO SELL! LIGHT FILLED 3RD FLOOR CONDO LOCATED ON HISTORIC HUGUENOT ST., THIS UNIT SITS UP ON A HILL WITH VIEWS OF THE SHAWANGUNK MOUNTAINS & WALLKILL RIVER FROM THE LIVING ROOM & KITCHEN. NEUTRAL COLORS & HARDWOOD FLOORS UNDER THE CARPET. PARKING SPACE IS RIGHT OUTSIDE THE FRONT DOOR #54. ONLY A SHORT WALK TO THE VILLAGE OF NEW PALTZ, RAIL-TRAILS, GOLF COURSE, RESTAURANTS, BUS STATION & MORIELLO POOL. MINUTES TO THE GUNKS, SUNY NEW PALTZ, NYS THURWAY,SHUTTLE TO POUGHKEEPSIE TRAIN STATION. COMMON FEES ARE $323.10 A MONTH WHICH INCLUDES HEAT, WATER, SEWER, GARBAGE, EXTERIOR MAINTENANCE, LANDSCAPING, &PLOWING. COMMON LAUNDRY AREA ON SITE. Additional Information: HeatingFuel:Oil Above Ground,

5. 2012-01-31
   listed $105,000 724-char remark

   Show marketing remark (724 chars)

   PRICED TO SELL! LIGHT FILLED 3RD FLOOR CONDO LOCATED ON HISTORIC HUGUENOT ST., THIS UNIT SITS UP ON A HILL WITH VIEWS OF THE SHAWANGUNK MOUNTAINS & WALLKILL RIVER FROM THE LIVING ROOM & KITCHEN. NEUTRAL COLORS & HARDWOOD FLOORS UNDER THE CARPET. PARKING SPACE IS RIGHT OUTSIDE THE FRONT DOOR #54. ONLY A SHORT WALK TO THE VILLAGE OF NEW PALTZ, RAIL-TRAILS, GOLF COURSE, RESTAURANTS, BUS STATION & MORIELLO POOL. MINUTES TO THE GUNKS, SUNY NEW PALTZ, NYS THURWAY,SHUTTLE TO POUGHKEEPSIE TRAIN STATION. COMMON FEES ARE $323.10 A MONTH WHICH INCLUDES HEAT, WATER, SEWER, GARBAGE, EXTERIOR MAINTENANCE, LANDSCAPING, &PLOWING. COMMON LAUNDRY AREA ON SITE. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,470
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$4,656
• − Depreciation: −$6,836
• Taxable loss: −$5,441
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $-347/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This condo requires moderate repairs and maintenance, with a focus on updating the living room carpet and painting the interior walls to enhance its resale and rental value.

Repairs flagged

• Minor living room carpet — worn and frayed
• Minor kitchen backsplash — slight discoloration

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace living room carpet — new carpet improves comfort and appearance
• Both update kitchen backsplash — new backsplash adds modern look and is easy to clean

Renovation cost estimate screening

Repair item	Severity	Est. cost
living room carpet · worn and frayed	Minor	$500–3,000
kitchen backsplash · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace living room carpet — new carpet improves comfort and appearance ↑
• Both update kitchen backsplash — new backsplash adds modern look and is easy to clean ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Paltz Central School District
• NCES district ID: 3620460
• Math proficiency: 67% ▲ 5.00%
• Reading proficiency: 88% ▲ 28.00%
• Median HH income: $68,223
• Composite: 67.25/100
• National rank: #386
• State rank: #70 of 590 in NY

Livability — New Paltz

• Score: 79/100
• State rank: #128
• US rank: #2042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Paltz, NY
• Population (ZIP): 18,531

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 9% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Scotch-Irish 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 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: ▼ -203.50%
• Current HPI: 331.5122
• 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

+123.8% since first listed

5 events — show timeline

• 2026-05-18 Pending — HVCRMLS
• 2026-04-07 Contingent — HVCRMLS
• 2026-03-27 Listed $235,000 HVCRMLS
• 2012-07-19 Sold (MLS) $92,400 OneKey® MLS as Distributed by MLS Grid
• 2012-01-31 Listed $105,000 OneKey® MLS as Distributed by MLS Grid