18 Elting Ln · Woodstock, NY 12409

$525,000

2 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 16 Days on market

Built 1951 0.89 ac lot Est $410k · 28% over

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Why this score? — see what drove the C 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 +22.5/30.0
• DSCR +7.2/10.0
• Appreciation +6.2/10.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Come and see this cute-as-a-button, circa 1950 brick cape on Elting Lane, one of Woodstock's most enchanting roads! This easy-to-manage home on just shy of an acre, boasts woodland surroundings plus seasonal meadow and mountain views and fruit trees. The main floor features a light flooded living room with fireplace, an efficient kitchen with adjacent dining area with double glass doors leading onto the ample patio. Two bedrooms and full bath complete this level with hardwood floors throughout. The second level has a loft space, ample dry storage area and bath perfect for office/studio and sleeping space. The large dry basement features laundry, mechanicals (including new boiler), and lot o

Key facts

• Efficient kitchen
• Fruit trees
• Fireplace

Tags

• SEASONAL MEADOW VIEWS
• SEASONAL MOUNTAIN VIEWS
• FRUIT TREES
• LIGHT FLOODED LIVING ROOM
• FIREPLACE
• EFFICIENT KITCHEN

Property features AI

Exterior

• Parking: Detached garage (1 car); Circular driveway; Asphalt and concrete surfaces; Garage faces front
• Utilities: Private well water; Septic tank sewer; 200+ amp electric service; Cable available and connected; Electricity and water connected
• Home design: Single-family residence; One-and-one-half story house
• Construction: Brick construction; Asphalt roof; Block and concrete perimeter foundation; Built prior to 2026
• Exterior features: Patio; Meadow and wooded lot; Private, unimproved dirt road frontage; Private maintained road; Has a view; Garage structure(s)

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: Master bedroom on main level
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Ductless cooling; Window unit(s)
• Interior features: Bookcases; Master suite on main level; Wood-burning fireplace in living room; Full, unfinished basement
• Laundry & utility: Washer; Dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1 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 $16k of equity ($4k loan paydown + $12k 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.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $275k; list at $525k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $517,125 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $410,046
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Wittenberg Rd	0.23mi	3/2.0 (+1)	1,607 (+7%)	7mo	$380,000	$236	67
58 Baker Rd	0.59mi	3/2.0 (+1)	1,376 (-8%)	6mo	$375,000	$273	48
504 Glenford-wittenberg Rd	0.59mi	3/1.5 (+1)	1,643 (+9%)	3mo	$400,000	$243	48
618 Wittenberg Rd	0.53mi	3/2.5 (+1)	1,329 (-12%)	16mo	$517,625	$389	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.69×
• Total profit: $101,021
• Equity at exit: $216,400

10-year hold

• IRR: 15.0%
• Equity multiple: 3.07×
• Total profit: $304,443
• Equity at exit: $318,948

Cash invested: $147,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$489 /mo · $5,873/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $884

Break-even live

Break-even rent $4,381

Max offer price $525,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,181	-5% $1,032	+0% $884	+5% $735	+10% $586
Rent	-10% $449	-5% $666	+0% $884	+5% $1,101	+10% $1,318
Rate	-1.0pp $1,148	-0.5pp $1,017	base $884	+0.5pp $748	+1.0pp $609

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
299 Wittenberg Rd Bearsville, NY	3.0	2.0	1342	$5,500	$4.10	44d	1	0.28mi

Listing history 12 events

1. 2026-06-19
   days on market $525,000 Active 16 DOM
2. 2026-06-18
   days on market $525,000 Active 15 DOM
3. 2026-06-17
   days on market $525,000 Active 14 DOM
4. 2026-06-16
   days on market $525,000 Active 13 DOM
5. 2026-06-15
   days on market $525,000 Active 12 DOM
6. 2026-06-14
   days on market $525,000 Active 10 DOM
7. 2026-06-12
   days on market $525,000 Active 9 DOM
8. 2026-06-09
   days on market $525,000 Active 6 DOM
9. 2026-06-08
   days on market $525,000 Active 5 DOM
10. 2026-06-07
    days on market $525,000 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $525,000 Active 1 DOM

ⓘ 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: $5,873 · $489/mo
• Projected year-2 tax: $7,373 · $614/mo
• Expected delta: +$1,500/yr (+$125/mo · 25.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $66,000
• − Mortgage interest: −$29,408
• − Property taxes: −$5,873
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$15,273
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $10,061/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

+503.4% since first listed

4 events — show timeline

• 2026-06-03 Listed $525,000 HVCRMLS
• 2004-03-12 Sold (Public Records) $275,000 Public Records
• 2001-12-17 Sold (Public Records) $215,000 Public Records
• 1995-11-03 Sold (Public Records) $87,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $5,873 · -5.2% YoY. Source: county tax records.