1 Peters Pl · Plattekill, NY 12589

$499,900

5 bd · 4.5 ba · 4,360 sqft · SingleFamily public records · 273 Days on market

Built 1992 3.00 ac lot $115/sqft · 33% below area Est $743k · 33% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.9/10.0
• Cash flow +3.6/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

this is an unfinished rehab that is framed and in need of finishing.. lots of possibilities here with pool and large entertainment room.. lots of upside for flip..

Key facts

• 3 acre lot
• Built 1992
• Listed 273 days

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (52.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (53.9% below list).
• Recommended offer: $230k (53.9% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 1.9% in Plattekill — 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 (#831 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, employment A, housing B; Watch: cost of living D+, amenities F, commute F.
• Wallkill Central School District (suburban): math 54% / reading 56% proficiency, ranked #279 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John G Borden Middle School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 432 students, 37% FRL); Wallkill Senior High School (math 97% / reading 75%, grade A, #347 of 1,100 statewide, top 32%, 1,004 students, 34% FRL).
• Market conditions: 102 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 $53k of equity ($3k loan paydown + $50k appreciation (10.0% 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $250k; list at $500k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $230,351 (53.9% 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 273 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.46% ✗
• Cap rate: 2.70%
• Cash-on-cash: -12.83%
• DSCR: 0.43
• GRM: 18.1

CMA / ARV

• ARV (median comp): $742,959
• List price: $499,900
• Delta: -32.71%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 2.26×
• Total profit: $176,881
• Equity at exit: $450,350

10-year hold

• IRR: 14.9%
• Equity multiple: 5.26×
• Total profit: $595,750
• Equity at exit: $971,196

Cash invested: $139,972 (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 12589

• Home prices YoY: 5.2%
• Active inventory: 102
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$487 /mo · $5,840/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-1,497

Break-even live

Break-even rent $4,198

Max offer price $235,496

Occupancy floor —

Sensitivity live

Price	-10% $-1,214	-5% $-1,355	+0% $-1,497	+5% $-1,638	+10% $-1,780
Rent	-10% $-1,679	-5% $-1,588	+0% $-1,497	+5% $-1,406	+10% $-1,315
Rate	-1.0pp $-1,245	-0.5pp $-1,370	base $-1,497	+0.5pp $-1,626	+1.0pp $-1,758

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $499,900 Active 273 DOM
2. 2026-06-18
   days on market $499,900 Active 270 DOM
3. 2026-06-17
   days on market $499,900 Active 269 DOM
4. 2026-06-16
   days on market $499,900 Active 268 DOM
5. 2026-06-15
   days on market $499,900 Active 267 DOM
6. 2026-06-14
   days on market $499,900 Active 265 DOM
7. 2026-06-13
   days on market $499,900 Active 264 DOM
8. 2026-06-10
   days on market $499,900 Active 262 DOM
9. 2026-06-09
   days on market $499,900 Active 261 DOM
10. 2026-06-08
    days on market $499,900 Active 260 DOM
11. 2026-06-07
    days on market $499,900 Active 259 DOM
12. 2026-06-05
    days on market $499,900 Active 256 DOM
13. 2026-06-03
    days on market $499,900 Active 255 DOM
14. 2026-06-02
    days on market $499,900 Active 254 DOM
15. 2026-06-01
    days on market $499,900 Active 253 DOM
16. 2026-05-31
    days on market $499,900 Active 252 DOM
17. 2026-05-30
    days on market $499,900 Active 251 DOM
18. 2026-03-25
    status Active 163-char remark

    Show marketing remark (163 chars)

    this is an unfinished rehab that is framed and in need of finishing.. lots of possibilities here with pool and large entertainment room.. lots of upside for flip..

19. 2026-03-24
    historical 163-char remark

    Show marketing remark (163 chars)

    this is an unfinished rehab that is framed and in need of finishing.. lots of possibilities here with pool and large entertainment room.. lots of upside for flip..

20. 2025-09-20
    listed $499,900 Active 163-char remark

    Show marketing remark (163 chars)

    this is an unfinished rehab that is framed and in need of finishing.. lots of possibilities here with pool and large entertainment room.. lots of upside for flip..

21. 2024-02-02
    historical
22. 2023-03-23
    soldstatus $250,000
23. 2022-12-29
    soldstatus $250,000 Closed
24. 2022-12-12
    status Pending
25. 2022-11-18
    listed $199,900 Active
26. 2021-06-18
    listed $335,000
27. 2017-09-08
    soldstatus $204,074
28. 2017-09-06
    soldstatus $195,000
29. 2017-03-06
    listed $199,000
30. 2014-04-12
    historical
31. 2014-03-17
    listed $300,000
32. 2014-03-16
    listed $300,000
33. 2014-03-14
    historical
34. 2014-03-04
    listed $300,000
35. 2013-09-24
    historical
36. 2013-06-24
    listed $214,900
37. 1993-10-19
    soldstatus $350,000
38. 1993-03-01
    soldstatus $210,000

ⓘ 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: $5,840 · $487/mo
• Projected year-2 tax: $7,144 · $595/mo
• Expected delta: +$1,304/yr (+$109/mo · 22.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 15 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: $27,642
• − Mortgage interest: −$28,002
• − Property taxes: −$5,840
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$14,543
• Taxable loss: −$27,665
• Est. tax savings @ 24.0%: +$6,640
• After-tax cash flow: $-11,321/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: Wallkill Central School District
• NCES district ID: 3629790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $72,323
• Composite: 49.06/100
• National rank: #2057
• State rank: #279 of 590 in NY

Livability — Plattekill

• Score: 62/100
• State rank: #831
• US rank: #16115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,639

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 15% Other Indo-European 2%

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: ▲ 15.97%
• Current HPI: 323.1502
• 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

+138.0% since first listed

21 events — show timeline

• 2026-03-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-20 Listed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2024-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-03-23 Sold (Public Records) $250,000 Public Records
• 2022-12-29 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-11-18 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2021-06-18 Listed $335,000 HVCRMLS
• 2017-09-08 Sold (Public Records) $204,074 Public Records
• 2017-09-06 Sold (MLS) $195,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-06 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-17 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-16 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-04 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-06-24 Listed $214,900 OneKey® MLS as Distributed by MLS Grid
• 1993-10-19 Sold (Public Records) $350,000 Public Records
• 1993-03-01 Sold (Public Records) $210,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $5,840 · -0.9% YoY. Source: county tax records.