170 Macdaniel Rd · Woodstock, NY 12409

$699,000

3 bd · 2.0 ba · 2,718 sqft · SingleFamily public records · 44 Days on market

Built 1988 4.41 ac lot $257/sqft · 53% below area

---

Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.2/10.0
• Cash flow +5.2/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Driving on this scenic road just minutes from Woodstock, you'll discover a private, paved driveway leading to a sunlit clearing and attractive raised ranch surrounded by lawns and breathtaking mountain views. After taking in the scenery, step up to the home's welcoming main level, where natural light pours in from all sides. The open living space includes sliders to a large deck perfect for alfresco dining or watching the sun set over the Catskills. Feel the breeze and watch hawks and eagles soar above. Below, a lawn slopes down the hill toward trees that could be selectively trimmed to expand the view. You may want to keep the lovely apple trees that are vestiges of an old orchard. In spri

Key facts

• 4.41 acre lot
• Built 1988
• Listed 44 days

Property features AI

Finance

• Other: Private maintained road; Lot is approximately 4.41 acres; Lot features: back yard, cleared areas, private setting, rolling slopes, wooded

Exterior

• Parking: Driveway parking; On-site private parking
• Utilities: Private water source; Private sewer / septic tank; 200+ amp electric service; Generator
• Home design: Single-family house; Residential property; Views
• Construction: Wood siding; Built with a finished daylight basement and walk-out access
• Exterior features: Deck; Outdoor storage (shed)

Interior

• Kitchen: Dishwasher; Range/Oven; Microwave; Refrigerator; Freezer
• Bedrooms: Includes finished daylight basement with walk-out access
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Propane heating
• Interior features: Open floorplan; Entrance foyer; Breakfast bar; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $420k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (43.9% below list).
• Recommended offer: $392k (43.9% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 2.6% in Woodstock — 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 77/100 on livability (#205 in NY, #3,176 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: employment D, commute F, cost of living F.
• Onteora Central School District (rural): math 58% / reading 59% proficiency, ranked #288 of 755 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($5k loan paydown + $16k appreciation (2.3% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $699k implies a 2812% gain — meaningful room to come down on a strong offer.

Recommended offer $392,423 (43.9% 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 44 days. Have you received any prior offers? Is the seller open to a 44% 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 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?
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: 0.56% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.67%
• DSCR: 0.57
• GRM: 14.8

CMA / ARV

• ARV (median comp): $1,492,389
• List price: $699,000
• Delta: -53.16%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

2.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.79×
• Total profit: $-40,850
• Equity at exit: $288,121

10-year hold

• IRR: 1.0%
• Equity multiple: 1.14×
• Total profit: $26,829
• Equity at exit: $424,657

Cash invested: $195,720 (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 12409

• Home prices YoY: 0.8%
• Active inventory: 18
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $3,924 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$720 /mo · $8,638/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $-1,577

Break-even live

Break-even rent $5,920

Max offer price $420,496

Occupancy floor —

Sensitivity live

Price	-10% $-1,181	-5% $-1,379	+0% $-1,577	+5% $-1,774	+10% $-1,972
Rent	-10% $-1,887	-5% $-1,732	+0% $-1,577	+5% $-1,422	+10% $-1,267
Rate	-1.0pp $-1,225	-0.5pp $-1,399	base $-1,577	+0.5pp $-1,758	+1.0pp $-1,942

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $699,000 Active 44 DOM
2. 2026-06-19
   days on market $699,000 Active 42 DOM
3. 2026-06-18
   days on market $699,000 Active 41 DOM
4. 2026-06-17
   days on market $699,000 Active 40 DOM
5. 2026-06-16
   days on market $699,000 Active 39 DOM
6. 2026-06-15
   days on market $699,000 Active 38 DOM
7. 2026-06-14
   days on market $699,000 Active 36 DOM
8. 2026-06-12
   days on market $699,000 Active 35 DOM
9. 2026-06-09
   days on market $699,000 Active 32 DOM
10. 2026-06-08
    days on market $699,000 Active 31 DOM
11. 2026-06-07
    days on market $699,000 Active 30 DOM
12. 2026-06-05
    days on market $699,000 Active 27 DOM
13. 2026-06-02
    days on market $699,000 Active 25 DOM
14. 2026-06-01
    days on market $699,000 Active 24 DOM
15. 2026-05-31
    days on market $699,000 Active 23 DOM
16. 2026-05-30
    days on market $699,000 Active 22 DOM
17. 2026-05-08
    listed $749,990 Active 2181-char remark
18. 2026-05-06
    historical $749,990 2181-char remark
19. 1986-06-01
    soldstatus $24,000

ⓘ 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: $8,638 · $720/mo
• Projected year-2 tax: $10,225 · $852/mo
• Expected delta: +$1,588/yr (+$132/mo · 18.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $47,091
• − Mortgage interest: −$39,155
• − Property taxes: −$8,638
• − Insurance: −$3,495
• − Repairs & maintenance: −$3,767
• − Management: −$3,767
• − Depreciation: −$20,335
• Taxable loss: −$32,066
• Est. tax savings @ 24.0%: +$7,696
• After-tax cash flow: $-11,223/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: Onteora Central School District
• NCES district ID: 3621840
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $56,997
• Composite: 52.17/100
• National rank: #3482
• State rank: #288 of 755 in NY

Livability — Woodstock

• Score: 77/100
• State rank: #205
• US rank: #3176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,530
• Population (ZIP): 877

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 5% Asian 4% Two or more races 4%
• Common ancestry: Lithuanian 10% Scotch-Irish 8% Romanian 6%
• Foreign-born: 6% · China
• Languages at home: 96% English-only · Chinese 2% Spanish 1% Other Indo-European 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: ▲ 2.33%
• Current HPI: 304.4079
• 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

+2812.5% since first listed

4 events — show timeline

• 2026-05-27 Price Changed $699,000 HVCRMLS
• 2026-05-08 Listed $749,990 HVCRMLS
• 2026-05-06 Coming Soon $749,990 HVCRMLS
• 1986-06-01 Sold (Public Records) $24,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $8,638 · -5.4% YoY. Source: county tax records.