3 & 5 Dutchtown Rd Unit 1-3 · Ruby, NY 12477

$575,000

6 bd · 4.0 ba · — sqft · MultiFamily · 87 Days on market

Built 1942 Fair condition 0.90 ac lot

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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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Three-Family Investment Opportunity Between Woodstock & Saugerties - Minutes to Kingston Rare opportunity to own a versatile three-family property set on .9 acres. This well-positioned property features one single-family home and one duplex, making it perfect for investors, owner-occupants, or multi-generational living. All units are currently rented. The single-family residence offers 3 bedrooms and 1.5 bathrooms, providing comfortable living with the privacy of a standalone home. The newly renovated duplex includes a 2-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, offering flexible rental options and strong income potential. Full service upgrades to all 3 rentals including a landlord panel. Duplex had a full renovation in 2024 including roof, electrical, plumbing, spray foam insulation, hot water heater, heat pumps, etc. Whether you're looking to generate rental income, live in one unit while renting the others in the future, or expand your investment portfolio, this property offers exceptional potential in a highly sought-after area of Ulster County. Tenants pay for electric, wifi, and garbage. Landlord pays "landlord meter" for basement lights and snow/lawn care.

Key facts

• Single family home
• Full renovation
• 0.9 acre lot

Tags

• THREE FAMILY PROPERTY
• SINGLE FAMILY HOME
• NEWLY RENOVATED DUPLEX
• FULL SERVICE UPGRADES
• FULL RENOVATION
• STRONG INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $575k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Recommended offer: $540k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.5% in Ruby — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Saugerties Central School District (suburban): math 38% / reading 57% proficiency, ranked #419 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; solid renter incomes; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• At $6,766/mo this rent would consume 100% of the median local household income ($81k/yr) (locally 725% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 87 days — a 6% lower offer ($540k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $540,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.1

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-5,725
• Equity at exit: $85,734

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $107,904
• Equity at exit: $49,715

Cash invested: $161,000 (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 12477

• Home prices YoY: -18.1%
• Active inventory: 173
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $6,766 medium
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,421
• Net cashflow: $1,371

Break-even live

Break-even rent $5,030

Max offer price $575,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,769	-5% $1,570	+0% $1,371	+5% $1,173	+10% $974
Rent	-10% $837	-5% $1,104	+0% $1,371	+5% $1,639	+10% $1,906
Rate	-1.0pp $1,661	-0.5pp $1,518	base $1,371	+0.5pp $1,222	+1.0pp $1,071

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$3,136
1× unit	2	1	$1,925
1× unit	1	1	$1,704
Total (3 units)			$6,766

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $575,000 Active 87 DOM
2. 2026-06-18
   days on market $575,000 Active 86 DOM
3. 2026-06-17
   days on market $575,000 Active 85 DOM
4. 2026-06-16
   days on market $575,000 Active 84 DOM
5. 2026-06-15
   days on market $575,000 Active 83 DOM
6. 2026-06-14
   days on market $575,000 Active 81 DOM
7. 2026-06-12
   days on market $575,000 Active 80 DOM
8. 2026-06-09
   days on market $575,000 Active 77 DOM
9. 2026-06-08
   days on market $575,000 Active 76 DOM
10. 2026-06-07
    days on market $575,000 Active 75 DOM
11. 2026-06-05
    days on market $575,000 Active 72 DOM
12. 2026-06-03
    days on market $575,000 Active 71 DOM
13. 2026-06-02
    days on market $575,000 Active 70 DOM
14. 2026-06-01
    days on market $575,000 Active 69 DOM
15. 2026-05-31
    days on market $575,000 Active 68 DOM
16. 2026-05-30
    days on market $575,000 Active 67 DOM
17. 2026-03-24
    listed $615,000 Active 1205-char remark

    Show marketing remark (1205 chars)

    Three-Family Investment Opportunity Between Woodstock & Saugerties - Minutes to Kingston Rare opportunity to own a versatile three-family property set on .9 acres. This well-positioned property features one single-family home and one duplex, making it perfect for investors, owner-occupants, or multi-generational living. All units are currently rented. The single-family residence offers 3 bedrooms and 1.5 bathrooms, providing comfortable living with the privacy of a standalone home. The newly renovated duplex includes a 2-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, offering flexible rental options and strong income potential. Full service upgrades to all 3 rentals including a landlord panel. Duplex had a full renovation in 2024 including roof, electrical, plumbing, spray foam insulation, hot water heater, heat pumps, etc. Whether you're looking to generate rental income, live in one unit while renting the others in the future, or expand your investment portfolio, this property offers exceptional potential in a highly sought-after area of Ulster County. Tenants pay for electric, wifi, and garbage. Landlord pays "landlord meter" for basement lights and snow/lawn care.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,192
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,495
• − Management: −$6,495
• − Depreciation: −$16,727
• Taxable income: $7,765
• Est. tax owed @ 24.0%: −$1,864
• After-tax cash flow: $14,594/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 · 12 photos

Fair 45/100 Moderate rehab

This three-family property requires moderate repairs and maintenance, with potential for significant value increase through exterior painting and interior decluttering.

Repairs flagged

• Minor exterior siding — snow-covered
• Minor interior walls — cluttered

Value-add opportunities

• Both exterior painting — enhances curb appeal and value
• Both interior decluttering — improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · snow-covered	Minor	$500–3,000
interior walls · cluttered	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both exterior painting — enhances curb appeal and value ↑
• Both interior decluttering — improves aesthetics and functionality ↑

ⓘ 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: Saugerties Central School District
• NCES district ID: 3625800
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 57% ▲ 8.00%
• Median HH income: $56,897
• Composite: 41.3/100
• National rank: #3515
• State rank: #419 of 590 in NY

Livability — Ruby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ulster County · 56,183 people
• City population: 569
• Metro: Kingston, NY
• Population (ZIP): 19,066
• Household income: $80,861
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 725.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 12% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -72.47%
• Current HPI: 327.9975
• Rent YoY: —
• Metro: Kingston, NY
• 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

1 event — show timeline

• 2026-03-24 Listed $615,000 OneKey® MLS as Distributed by MLS Grid