43 Vedder Rd · Coxsackie, NY 12042

$414,000

3 bd · 2.0 ba · 1,929 sqft · SingleFamily public records · 35 Days on market

Built 1900 2.50 ac lot $215/sqft · 13% below area Est $475k · 13% under

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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 +14.1/30.0
• ARV discount +13.3/15.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer!It has original pine floors and detailed trim work giving its historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and laundry room have recently been updated. The beautiful curved staircase leads you upstairs to 3 spacious bedrooms all with updated California style closets and another bathroom. The 3rd floor also offers a great space for a playroom and possible 4th bedroom. Enjoy morning coffee on the lovely front porch while also having plenty of room and privacy in the back. whole house generator. walking distance to brewery. 30 mins to Catskills and albany. NYC 2 hrs

Key facts

• Curved staircase
• Victorian home
• Fully finished attic

Tags

• VICTORIAN HOME
• 2.5 ACRES
• ORIGINAL PINE FLOORS
• CURVED STAIRCASE
• FULLY FINISHED ATTIC
• WHOLE HOUSE GENERATOR

Property features AI

Finance

• Financial info: Annual property tax: $4,325

Exterior

• Home design: Single family residence; Residential property
• Construction: Located above grade finished area: 1,929
• Exterior features: 2.5-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $414k.

Deal economics

• At list price, monthly cash flow is $61 ($732/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (15.5% below list).
• Recommended offer: $350k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.2% in Coxsackie — 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 73/100 on livability (#310 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $10k appreciation (2.4% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $116k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($402k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $339k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $350,000 (15.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $474,738
• List price: $414,000
• Delta: -9.63%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
680 Bronck Lake Rd	0.15mi	3/2.0	1,880 (-2%)	3mo	$523,249	$278	86
675 Ny-81	0.19mi	4/1.5 (+1)	1,913 (-1%)	1mo	$362,000	$189	82

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

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.35×
• Total profit: $40,161
• Equity at exit: $171,733

10-year hold

• IRR: 9.5%
• Equity multiple: 2.34×
• Total profit: $154,825
• Equity at exit: $253,952

Cash invested: $115,920 (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 12042

• Home prices YoY: 0.7%
• Active inventory: 3
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,171
• Tax from tax record: −$360 /mo · $4,325/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $61

Break-even live

Break-even rent $3,423

Max offer price $414,000

Occupancy floor 93%

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: $103,500
• Closing costs: $12,420
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
568 Old Plank Rd Coxsackie, NY	2.0	2.0	1300	$3,500	$2.69	14d	1	0.46mi

Listing history 25 events

1. 2026-06-18
   days on market $414,000 Active 35 DOM
2. 2026-06-17
   price $414,000 Active 34 DOM
3. 2026-06-17
   days on market $429,000 Active 34 DOM
4. 2026-06-16
   days on market $429,000 Active 33 DOM
5. 2026-06-15
   days on market $429,000 Active 32 DOM
6. 2026-06-14
   days on market $429,000 Active 30 DOM
7. 2026-06-13
   days on market $429,000 Active 29 DOM
8. 2026-06-10
   days on market $429,000 Active 27 DOM
9. 2026-06-09
   days on market $429,000 Active 26 DOM
10. 2026-06-08
    days on market $429,000 Active 25 DOM
11. 2026-06-07
    days on market $429,000 Active 24 DOM
12. 2026-06-05
    days on market $429,000 Active 21 DOM
13. 2026-06-03
    days on market $429,000 Active 20 DOM
14. 2026-06-02
    days on market $429,000 Active 19 DOM
15. 2026-06-01
    days on market $429,000 Active 18 DOM
16. 2026-05-31
    days on market $429,000 Active 17 DOM
17. 2026-05-31
    days on market $429,000 Active 16 DOM
18. 2026-05-12
    listed $429,000 Active 1303-char remark
19. 2023-01-13
    soldstatus $339,000
20. 2022-12-19
    soldstatus $339,000 Closed 790-char remark

    Show marketing remark (958 chars)

    Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer! It has the original pine floors and detailed trim work giving a historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and foyer/laundry room have recently been updated. Upstairs you will find 3 good sized bedrooms and another bath. There is an additional 3rd floor perfect for a game room and possible 4th bedroom. Enjoy morning coffee on the lovely front porch and plenty of room and privacy in the back yard. In the winter you can rest assured with the whole house generac generator. The house is also in walking distance to a local brewery. Only 2 miles to the town of coxsackie and all it has to offer. Resturants, shopping, and the Hudson River. 30 minutes to the Catskills for the outdoor enthusiasts and 30 minutes to albany. 2 hrs to NYC

21. 2022-12-19
    soldstatus $339,000

    Show marketing remark (958 chars)

    Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer! It has the original pine floors and detailed trim work giving a historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and foyer/laundry room have recently been updated. Upstairs you will find 3 good sized bedrooms and another bath. There is an additional 3rd floor perfect for a game room and possible 4th bedroom. Enjoy morning coffee on the lovely front porch and plenty of room and privacy in the back yard. In the winter you can rest assured with the whole house generac generator. The house is also in walking distance to a local brewery. Only 2 miles to the town of coxsackie and all it has to offer. Resturants, shopping, and the Hudson River. 30 minutes to the Catskills for the outdoor enthusiasts and 30 minutes to albany. 2 hrs to NYC

22. 2022-10-28
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer!It has original pine floors and detailed trim work giving its historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and laundry room have recently been updated. The beautiful curved staircase leads you upstairs to 3 spacious bedrooms all with updated California style closets and another bathroom. The 3rd floor also offers a great space for a playroom and possible 4th bedroom. Enjoy morning coffee on the lovely front porch while also having plenty of room and privacy in the back. whole house generator. walking distance to brewery. 30 mins to Catskills and albany. NYC 2 hrs

23. 2022-10-14
    price $339,000 790-char remark

    Show marketing remark (790 chars)

    Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer!It has original pine floors and detailed trim work giving its historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and laundry room have recently been updated. The beautiful curved staircase leads you upstairs to 3 spacious bedrooms all with updated California style closets and another bathroom. The 3rd floor also offers a great space for a playroom and possible 4th bedroom. Enjoy morning coffee on the lovely front porch while also having plenty of room and privacy in the back. whole house generator. walking distance to brewery. 30 mins to Catskills and albany. NYC 2 hrs

24. 2022-09-19
    listed $349,000 Active 790-char remark

    Show marketing remark (958 chars)

    Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer! It has the original pine floors and detailed trim work giving a historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and foyer/laundry room have recently been updated. Upstairs you will find 3 good sized bedrooms and another bath. There is an additional 3rd floor perfect for a game room and possible 4th bedroom. Enjoy morning coffee on the lovely front porch and plenty of room and privacy in the back yard. In the winter you can rest assured with the whole house generac generator. The house is also in walking distance to a local brewery. Only 2 miles to the town of coxsackie and all it has to offer. Resturants, shopping, and the Hudson River. 30 minutes to the Catskills for the outdoor enthusiasts and 30 minutes to albany. 2 hrs to NYC

25. 2022-09-19
    listed $339,000

    Show marketing remark (958 chars)

    Come see all that this gorgeous victorian home in the country sitting on 2.5 acres has to offer! It has the original pine floors and detailed trim work giving a historic feel with lots of charm. Many recent renovations include the tastefully updated kitchen with granite counters and stainless appliances. Also the downstairs bath and foyer/laundry room have recently been updated. Upstairs you will find 3 good sized bedrooms and another bath. There is an additional 3rd floor perfect for a game room and possible 4th bedroom. Enjoy morning coffee on the lovely front porch and plenty of room and privacy in the back yard. In the winter you can rest assured with the whole house generac generator. The house is also in walking distance to a local brewery. Only 2 miles to the town of coxsackie and all it has to offer. Resturants, shopping, and the Hudson River. 30 minutes to the Catskills for the outdoor enthusiasts and 30 minutes to albany. 2 hrs to NYC

ⓘ 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: $4,325 · $360/mo
• Projected year-2 tax: $5,661 · $472/mo
• Expected delta: +$1,336/yr (+$111/mo · 30.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $42,000
• − Mortgage interest: −$23,190
• − Property taxes: −$4,325
• − Insurance: −$2,070
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$12,044
• Taxable loss: −$6,349
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $2,256/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Coxsackie

• Score: 73/100
• State rank: #310
• US rank: #5149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 286

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 12% Iranian 2%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 360.8124
• 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

+18.6% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $414,000 HVCRMLS
• 2026-05-12 Listed $429,000 HVCRMLS
• 2023-01-13 Sold (Public Records) $339,000 Public Records
• 2022-12-19 Sold (MLS) $339,000 HVCRMLS
• 2022-12-19 Sold (MLS) $339,000 Global MLS
• 2022-10-28 Pending — Global MLS
• 2022-10-14 Price Changed $339,000 Global MLS
• 2022-09-19 Listed $339,000 HVCRMLS
• 2022-09-19 Listed $349,000 Global MLS

Property tax history

+3.0%/yr

Latest (2025): $4,325 · +1.9% YoY. Source: county tax records.