493 State Route 44-55 · Clintondale, NY 12542

$339,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 13 Days on market

Built 1991 1.05 ac lot Est $369k · 8% under

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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).

• ARV discount +11.2/15.0
• Appreciation +9.5/10.0
• Cash flow +7.5/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Step into this 3-bedroom, 2-bathroom home nestled in the serene town of Highland, NY. Located equidistant from the vibrant communities of New Paltz and Poughkeepsie, this residence offers the perfect blend of suburban peace and access to urban conveniences. Boasting a cozy setup, this home invites you to unwind in its comfortable living spaces, where ample natural light floods through the windows, creating a warm and inviting atmosphere. The well-appointed bedrooms provide peaceful retreats, while the two bathrooms offer convenience and functionality. Situated just 8 minutes from the Metro North station, commuting to the city is a breeze, allowing you to enjoy the tranquility of suburban life without sacrificing access to urban amenities along with Highland Schools nearby. One of the highlights of this property is the stream running through the grounds, adding a touch of natural beauty and serenity to the outdoor space. Imagine spending leisurely afternoons listening to the soothing sounds of the water as you relax in your own backyard oasis. While this home has incredible potential, it's awaiting your personal touch to bring out its full charm and character. Whether you're a first-time homebuyer looking to make your mark or a seasoned homeowner with a vision for customization, this property offers endless possibilities to create the home of your dreams. Don't miss out on the opportunity to own a piece of Highland's suburban paradise. Schedule a showing today and discover the potential waiting to be unlocked in this delightful home.

Key facts

• 1.05 acre lot
• 2 garage spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (25.1% below list).
• Recommended offer: $254k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.9% in Clintondale — 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 64/100 on livability (#732 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment B+, housing B; Watch: cost of living D, amenities F, commute F.
• Highland Central School District (suburban): math 50% / reading 69% proficiency, ranked #227 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Elementary School (math 46% / reading 67%, grade C+, #899 of 2,108 statewide, top 43%, 638 students, 38% FRL); Highland Middle School (math 27% / reading 57%, grade D-, #379 of 729 statewide, top 54%, 376 students, 42% FRL); Highland High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 512 students, 41% FRL).
• Market conditions: 56 active listings in the ZIP; 2 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 $33k of equity ($2k loan paydown + $30k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,735 (25.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.75% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $369,408
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Baileys Gap Rd	0.13mi	2/1.0 (-1)	1,256 (+1%)	20mo	$307,500	$245	67
534 Route 44 55	0.24mi	3/2.5	1,104 (-12%)	1mo	$385,000	$349	67
114 Half Moon Rd	0.28mi	3/2.0	1,182 (-5%)	16mo	$349,900	$296	65
452 Vineyard Ave	0.28mi	3/2.0	1,350 (+8%)	19mo	$150,100	$111	58
534 Rt 44/55	0.24mi	3/1.0	1,104 (-12%)	15mo	$70,000	$63	53
13 Sharon Dr	0.65mi	3/1.5	1,092 (-12%)	2mo	$439,900	$403	46

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: 17.7%
• Equity multiple: 2.37×
• Total profit: $130,335
• Equity at exit: $280,206

10-year hold

• IRR: 16.7%
• Equity multiple: 5.25×
• Total profit: $403,466
• Equity at exit: $579,331

Cash invested: $94,920 (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 12542

• Home prices YoY: 2.8%
• Active inventory: 56
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$515 /mo · $6,183/yr
• Insurance: −$141
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-483

Break-even live

Break-even rent $3,152

Max offer price $253,735

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-387	+0% $-483	+5% $-579	+10% $-675
Rent	-10% $-683	-5% $-583	+0% $-483	+5% $-382	+10% $-282
Rate	-1.0pp $-312	-0.5pp $-396	base $-483	+0.5pp $-571	+1.0pp $-660

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Vineyard Ave Unit 2 Highland, NY	3.0	1.0	900	$2,595	$2.88	45d	1	0.27mi
453 Vineyard Ave Unit 2 Highland, NY	3.0	1.0	1200	$2,500	$2.08	25d	1	0.27mi

Listing history 14 events

1. 2026-03-26
   status Pending
2. 2026-03-01
   listed $339,000 Active
3. 2026-02-16
   historical $339,000
4. 2024-07-19
   soldstatus $300,000
5. 2024-06-18
   soldstatus $300,000 Closed 1558-char remark

   Show marketing remark (1558 chars)

   Step into this 3-bedroom, 2-bathroom home nestled in the serene town of Highland, NY. Located equidistant from the vibrant communities of New Paltz and Poughkeepsie, this residence offers the perfect blend of suburban peace and access to urban conveniences. Boasting a cozy setup, this home invites you to unwind in its comfortable living spaces, where ample natural light floods through the windows, creating a warm and inviting atmosphere. The well-appointed bedrooms provide peaceful retreats, while the two bathrooms offer convenience and functionality. Situated just 8 minutes from the Metro North station, commuting to the city is a breeze, allowing you to enjoy the tranquility of suburban life without sacrificing access to urban amenities along with Highland Schools nearby. One of the highlights of this property is the stream running through the grounds, adding a touch of natural beauty and serenity to the outdoor space. Imagine spending leisurely afternoons listening to the soothing sounds of the water as you relax in your own backyard oasis. While this home has incredible potential, it's awaiting your personal touch to bring out its full charm and character. Whether you're a first-time homebuyer looking to make your mark or a seasoned homeowner with a vision for customization, this property offers endless possibilities to create the home of your dreams. Don't miss out on the opportunity to own a piece of Highland's suburban paradise. Schedule a showing today and discover the potential waiting to be unlocked in this delightful home.

6. 2024-06-06
   status Pending 1558-char remark

   Show marketing remark (1558 chars)

   Step into this 3-bedroom, 2-bathroom home nestled in the serene town of Highland, NY. Located equidistant from the vibrant communities of New Paltz and Poughkeepsie, this residence offers the perfect blend of suburban peace and access to urban conveniences. Boasting a cozy setup, this home invites you to unwind in its comfortable living spaces, where ample natural light floods through the windows, creating a warm and inviting atmosphere. The well-appointed bedrooms provide peaceful retreats, while the two bathrooms offer convenience and functionality. Situated just 8 minutes from the Metro North station, commuting to the city is a breeze, allowing you to enjoy the tranquility of suburban life without sacrificing access to urban amenities along with Highland Schools nearby. One of the highlights of this property is the stream running through the grounds, adding a touch of natural beauty and serenity to the outdoor space. Imagine spending leisurely afternoons listening to the soothing sounds of the water as you relax in your own backyard oasis. While this home has incredible potential, it's awaiting your personal touch to bring out its full charm and character. Whether you're a first-time homebuyer looking to make your mark or a seasoned homeowner with a vision for customization, this property offers endless possibilities to create the home of your dreams. Don't miss out on the opportunity to own a piece of Highland's suburban paradise. Schedule a showing today and discover the potential waiting to be unlocked in this delightful home.

7. 2024-05-09
   historical Active Under Contract 1558-char remark

   Show marketing remark (1558 chars)

   Step into this 3-bedroom, 2-bathroom home nestled in the serene town of Highland, NY. Located equidistant from the vibrant communities of New Paltz and Poughkeepsie, this residence offers the perfect blend of suburban peace and access to urban conveniences. Boasting a cozy setup, this home invites you to unwind in its comfortable living spaces, where ample natural light floods through the windows, creating a warm and inviting atmosphere. The well-appointed bedrooms provide peaceful retreats, while the two bathrooms offer convenience and functionality. Situated just 8 minutes from the Metro North station, commuting to the city is a breeze, allowing you to enjoy the tranquility of suburban life without sacrificing access to urban amenities along with Highland Schools nearby. One of the highlights of this property is the stream running through the grounds, adding a touch of natural beauty and serenity to the outdoor space. Imagine spending leisurely afternoons listening to the soothing sounds of the water as you relax in your own backyard oasis. While this home has incredible potential, it's awaiting your personal touch to bring out its full charm and character. Whether you're a first-time homebuyer looking to make your mark or a seasoned homeowner with a vision for customization, this property offers endless possibilities to create the home of your dreams. Don't miss out on the opportunity to own a piece of Highland's suburban paradise. Schedule a showing today and discover the potential waiting to be unlocked in this delightful home.

8. 2024-05-03
   listed $275,000 Active 1558-char remark

   Show marketing remark (1558 chars)

   Step into this 3-bedroom, 2-bathroom home nestled in the serene town of Highland, NY. Located equidistant from the vibrant communities of New Paltz and Poughkeepsie, this residence offers the perfect blend of suburban peace and access to urban conveniences. Boasting a cozy setup, this home invites you to unwind in its comfortable living spaces, where ample natural light floods through the windows, creating a warm and inviting atmosphere. The well-appointed bedrooms provide peaceful retreats, while the two bathrooms offer convenience and functionality. Situated just 8 minutes from the Metro North station, commuting to the city is a breeze, allowing you to enjoy the tranquility of suburban life without sacrificing access to urban amenities along with Highland Schools nearby. One of the highlights of this property is the stream running through the grounds, adding a touch of natural beauty and serenity to the outdoor space. Imagine spending leisurely afternoons listening to the soothing sounds of the water as you relax in your own backyard oasis. While this home has incredible potential, it's awaiting your personal touch to bring out its full charm and character. Whether you're a first-time homebuyer looking to make your mark or a seasoned homeowner with a vision for customization, this property offers endless possibilities to create the home of your dreams. Don't miss out on the opportunity to own a piece of Highland's suburban paradise. Schedule a showing today and discover the potential waiting to be unlocked in this delightful home.

9. 2017-12-11
   soldstatus $207,446
10. 2017-12-01
    soldstatus $207,000 1085-char remark

    Show marketing remark (1085 chars)

    Take a look here you will be pleasantly surprised. The two driveways lead to a surprisingly private yard with a creek, and room to play on this over an acre lot. The home has loads of space an great upgrades. The main level has three generous bedrooms. The split floor plan has two bedrooms on one side and the master suite with the full bath and dressing area on the opposite side. The main living area has the living room, with wood burning stove that the owners use to heat the entire home, the kitchen and dining room and a large screened porch. The well maintained and updated home is neat and bright. The bonus lower level has a full bath, living room/ kitchen and bedroom. This space offers so many options, in law area, den, craft area, or play room den. The owners enjoy the babbling creek sound and the large yard that previously has a above ground pool. The is a fenced work area to chop wood or any outdoor hobby. Here there is a large wood shed ready to be filled for the heating season. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

11. 2017-12-01
    soldstatus $207,446

    Show marketing remark (1085 chars)

    Take a look here you will be pleasantly surprised. The two driveways lead to a surprisingly private yard with a creek, and room to play on this over an acre lot. The home has loads of space an great upgrades. The main level has three generous bedrooms. The split floor plan has two bedrooms on one side and the master suite with the full bath and dressing area on the opposite side. The main living area has the living room, with wood burning stove that the owners use to heat the entire home, the kitchen and dining room and a large screened porch. The well maintained and updated home is neat and bright. The bonus lower level has a full bath, living room/ kitchen and bedroom. This space offers so many options, in law area, den, craft area, or play room den. The owners enjoy the babbling creek sound and the large yard that previously has a above ground pool. The is a fenced work area to chop wood or any outdoor hobby. Here there is a large wood shed ready to be filled for the heating season. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

12. 2017-07-30
    listed $195,000 1085-char remark

    Show marketing remark (1085 chars)

    Take a look here you will be pleasantly surprised. The two driveways lead to a surprisingly private yard with a creek, and room to play on this over an acre lot. The home has loads of space an great upgrades. The main level has three generous bedrooms. The split floor plan has two bedrooms on one side and the master suite with the full bath and dressing area on the opposite side. The main living area has the living room, with wood burning stove that the owners use to heat the entire home, the kitchen and dining room and a large screened porch. The well maintained and updated home is neat and bright. The bonus lower level has a full bath, living room/ kitchen and bedroom. This space offers so many options, in law area, den, craft area, or play room den. The owners enjoy the babbling creek sound and the large yard that previously has a above ground pool. The is a fenced work area to chop wood or any outdoor hobby. Here there is a large wood shed ready to be filled for the heating season. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

13. 2017-07-30
    listed $195,000

    Show marketing remark (1085 chars)

    Take a look here you will be pleasantly surprised. The two driveways lead to a surprisingly private yard with a creek, and room to play on this over an acre lot. The home has loads of space an great upgrades. The main level has three generous bedrooms. The split floor plan has two bedrooms on one side and the master suite with the full bath and dressing area on the opposite side. The main living area has the living room, with wood burning stove that the owners use to heat the entire home, the kitchen and dining room and a large screened porch. The well maintained and updated home is neat and bright. The bonus lower level has a full bath, living room/ kitchen and bedroom. This space offers so many options, in law area, den, craft area, or play room den. The owners enjoy the babbling creek sound and the large yard that previously has a above ground pool. The is a fenced work area to chop wood or any outdoor hobby. Here there is a large wood shed ready to be filled for the heating season. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

14. 2000-10-03
    soldstatus $80,000

ⓘ 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: $6,183 · $515/mo
• Projected year-2 tax: $6,183 · $515/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $30,489
• − Mortgage interest: −$18,989
• − Property taxes: −$6,183
• − Insurance: −$2,362
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − Depreciation: −$9,862
• Taxable loss: −$11,786
• Est. tax savings @ 24.0%: +$2,829
• After-tax cash flow: $-2,963/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: Highland Central School District
• NCES district ID: 3614400
• Math proficiency: 50% ▼ -3.00%
• Reading proficiency: 69% ▲ 14.00%
• Median HH income: $63,600
• Composite: 51.89/100
• National rank: #1652
• State rank: #227 of 590 in NY

Livability — Clintondale

• Score: 64/100
• State rank: #732
• US rank: #13975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clintondale, 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

+323.8% since first listed

14 events — show timeline

• 2026-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Coming Soon $339,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-19 Sold (Public Records) $300,000 Public Records
• 2024-06-18 Sold (MLS) $300,000 HVCRMLS
• 2024-06-06 Pending — HVCRMLS
• 2024-05-09 Contingent — HVCRMLS
• 2024-05-03 Listed $275,000 HVCRMLS
• 2017-12-11 Sold (Public Records) $207,446 Public Records
• 2017-12-01 Sold (MLS) $207,446 OneKey® MLS as Distributed by MLS Grid
• 2017-12-01 Sold (MLS) $207,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-30 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-30 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2000-10-03 Sold (Public Records) $80,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,183 · -5.6% YoY. Source: county tax records.