252-254 Partition St · Saugerties, NY 12477

$529,999

4 bd · 2.0 ba · 2,682 sqft · MultiFamily public records · 35 Days on market

Built 1900 3,485 sqft lot $198/sqft · 23% below area Est $692k · 23% under ↓ 6% since listing

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Opportunity in the Village of Saugerties, New York - 2-Family Property with Strong Rental Potential Calling all investors! This 2-family investment property in Saugerties, New York is a prime opportunity to expand your rental portfolio in one of the Hudson Valley's most desirable and growing markets. What makes this property a smart investment? Two units -- each offering 3 bedrooms and 1 full bath Separate utilities/meters for easier management and tenant responsibility Shared yard for outdoor enjoyment Unfinished basement with Bilco doors -- ideal for storage or future value-add potential Shared driveway + street parking Why this location stands out: Situated in the heart of the Village of Saugerties, New York and within the Saugerties School District, this property is surrounded by convenience and lifestyle appeal. Enjoy close proximity to local restaurants, shops, and everyday essentials, plus outdoor destinations like Esopus Creek and Saugerties Marina. Commuters and tenants alike will appreciate being less than 10 minutes from Route 9W and Interstate 87, providing easy access throughout the Hudson Valley and beyond. Who is this ideal for? Investors looking for multi-family rental income Buyers seeking a live-in-one, rent-the-other opportunity Those wanting a property with long-term appreciation potential in Ulster County With strong rental demand in the Hudson Valley, properties like this don't stay on the market long. Whether you're adding to your portfolio or entering the investment space, this is an opportunity worth exploring.

Key facts

• 3,485 sq ft lot
• Built 1900
• Listed 34 days

Property features AI

Exterior

• Parking: On-street parking; Parking lot; Shared driveway
• Utilities: Public sewer; Cable available; Public trash collection
• Home design: Duplex; Building area approximately 2,682 sq ft; Actual condition
• Construction: Frame construction with vinyl siding
• Exterior features: Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Granite counters (kitchens)
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Baseboard heat; No central cooling
• Interior features: Granite counters; Unfinished attic
• Laundry & utility: Full unfinished basement with Bilco doors

🏷️ Possibly a rental listed for sale. The $529,999 price doesn't fit this home's estimated sale value (~$691,503) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive. Per door: $367/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $530k (0.0% below list).
• Recommended offer: $514k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.6% in Saugerties — 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 61/100 on livability (#916 in NY) — a middle-class / working-renter tenant base. Strengths: crime A-, housing B+; Watch: cost of living C-, amenities F, commute F.
• 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.
• Zoned schools: Cahill School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 398 students, 55% FRL); Saugerties Junior High School (math 20% / reading 44%, grade F, #511 of 729 statewide, top 71%, 358 students, 46% FRL); Saugerties Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 756 students, 44% FRL) — zoned schools average 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5,299/mo this rent would consume 79% 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 $16k 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 35 days — a 3% lower offer ($514k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

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

Recommended offer $514,099 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $691,503
• List price: $529,999
• Delta: -23.36%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252-254 Partition St	0.01mi	4/2.0	2,682 (0%)	16mo	$340,000	$127	86
41 Russell St	0.22mi	5/2.0 (+1)	2,432 (-9%)	18mo	$325,000	$134	54
24 Mcdonald St	0.08mi	4/4.0	2,326 (-13%)	15mo	$580,000	$249	54

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-39,204
• Equity at exit: $79,025

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $25,831
• Equity at exit: $45,825

Cash invested: $148,400 (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: 16.7×

Monthly cashflow live

• Estimated rent: $5,299 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$452 /mo · $5,428/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,113
• Net cashflow: $734

Break-even live

Break-even rent $4,370

Max offer price $529,999

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,298
Total (2 units)			$5,299

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $529,999 Active 35 DOM
2. 2026-06-18
   days on market $529,999 Active 34 DOM
3. 2026-06-17
   days on market $529,999 Active 33 DOM
4. 2026-06-16
   days on market $529,999 Active 32 DOM
5. 2026-06-15
   days on market $529,999 Active 31 DOM
6. 2026-06-14
   days on market $529,999 Active 29 DOM
7. 2026-06-12
   days on market $529,999 Active 28 DOM
8. 2026-06-09
   days on market $529,999 Active 25 DOM
9. 2026-06-08
   days on market $529,999 Active 24 DOM
10. 2026-06-07
    days on market $529,999 Active 23 DOM
11. 2026-06-05
    days on market $529,999 Active 20 DOM
12. 2026-06-03
    days on market $529,999 Active 19 DOM
13. 2026-06-02
    days on market $529,999 Active 18 DOM
14. 2026-06-01
    days on market $529,999 Active 17 DOM
15. 2026-05-31
    days on market $529,999 Active 16 DOM
16. 2026-05-30
    days on market $529,999 Active 15 DOM
17. 2026-05-16
    listed $529,999 Active 1570-char remark

    Show marketing remark (1570 chars)

    Investor Opportunity in the Village of Saugerties, New York - 2-Family Property with Strong Rental Potential Calling all investors! This 2-family investment property in Saugerties, New York is a prime opportunity to expand your rental portfolio in one of the Hudson Valley's most desirable and growing markets. What makes this property a smart investment? Two units -- each offering 3 bedrooms and 1 full bath Separate utilities/meters for easier management and tenant responsibility Shared yard for outdoor enjoyment Unfinished basement with Bilco doors -- ideal for storage or future value-add potential Shared driveway + street parking Why this location stands out: Situated in the heart of the Village of Saugerties, New York and within the Saugerties School District, this property is surrounded by convenience and lifestyle appeal. Enjoy close proximity to local restaurants, shops, and everyday essentials, plus outdoor destinations like Esopus Creek and Saugerties Marina. Commuters and tenants alike will appreciate being less than 10 minutes from Route 9W and Interstate 87, providing easy access throughout the Hudson Valley and beyond. Who is this ideal for? Investors looking for multi-family rental income Buyers seeking a live-in-one, rent-the-other opportunity Those wanting a property with long-term appreciation potential in Ulster County With strong rental demand in the Hudson Valley, properties like this don't stay on the market long. Whether you're adding to your portfolio or entering the investment space, this is an opportunity worth exploring.

18. 2026-05-16
    listed $529,999 Active 1613-char remark

    Show marketing remark (1570 chars)

    Investor Opportunity in the Village of Saugerties, New York - 2-Family Property with Strong Rental Potential Calling all investors! This 2-family investment property in Saugerties, New York is a prime opportunity to expand your rental portfolio in one of the Hudson Valley's most desirable and growing markets. What makes this property a smart investment? Two units -- each offering 3 bedrooms and 1 full bath Separate utilities/meters for easier management and tenant responsibility Shared yard for outdoor enjoyment Unfinished basement with Bilco doors -- ideal for storage or future value-add potential Shared driveway + street parking Why this location stands out: Situated in the heart of the Village of Saugerties, New York and within the Saugerties School District, this property is surrounded by convenience and lifestyle appeal. Enjoy close proximity to local restaurants, shops, and everyday essentials, plus outdoor destinations like Esopus Creek and Saugerties Marina. Commuters and tenants alike will appreciate being less than 10 minutes from Route 9W and Interstate 87, providing easy access throughout the Hudson Valley and beyond. Who is this ideal for? Investors looking for multi-family rental income Buyers seeking a live-in-one, rent-the-other opportunity Those wanting a property with long-term appreciation potential in Ulster County With strong rental demand in the Hudson Valley, properties like this don't stay on the market long. Whether you're adding to your portfolio or entering the investment space, this is an opportunity worth exploring.

19. 2026-05-02
    historical $529,999 1613-char remark

    Show marketing remark (1570 chars)

    Investor Opportunity in the Village of Saugerties, New York - 2-Family Property with Strong Rental Potential Calling all investors! This 2-family investment property in Saugerties, New York is a prime opportunity to expand your rental portfolio in one of the Hudson Valley's most desirable and growing markets. What makes this property a smart investment? Two units -- each offering 3 bedrooms and 1 full bath Separate utilities/meters for easier management and tenant responsibility Shared yard for outdoor enjoyment Unfinished basement with Bilco doors -- ideal for storage or future value-add potential Shared driveway + street parking Why this location stands out: Situated in the heart of the Village of Saugerties, New York and within the Saugerties School District, this property is surrounded by convenience and lifestyle appeal. Enjoy close proximity to local restaurants, shops, and everyday essentials, plus outdoor destinations like Esopus Creek and Saugerties Marina. Commuters and tenants alike will appreciate being less than 10 minutes from Route 9W and Interstate 87, providing easy access throughout the Hudson Valley and beyond. Who is this ideal for? Investors looking for multi-family rental income Buyers seeking a live-in-one, rent-the-other opportunity Those wanting a property with long-term appreciation potential in Ulster County With strong rental demand in the Hudson Valley, properties like this don't stay on the market long. Whether you're adding to your portfolio or entering the investment space, this is an opportunity worth exploring.

20. 2026-05-02
    historical $529,999 1570-char remark

    Show marketing remark (1570 chars)

    Investor Opportunity in the Village of Saugerties, New York - 2-Family Property with Strong Rental Potential Calling all investors! This 2-family investment property in Saugerties, New York is a prime opportunity to expand your rental portfolio in one of the Hudson Valley's most desirable and growing markets. What makes this property a smart investment? Two units -- each offering 3 bedrooms and 1 full bath Separate utilities/meters for easier management and tenant responsibility Shared yard for outdoor enjoyment Unfinished basement with Bilco doors -- ideal for storage or future value-add potential Shared driveway + street parking Why this location stands out: Situated in the heart of the Village of Saugerties, New York and within the Saugerties School District, this property is surrounded by convenience and lifestyle appeal. Enjoy close proximity to local restaurants, shops, and everyday essentials, plus outdoor destinations like Esopus Creek and Saugerties Marina. Commuters and tenants alike will appreciate being less than 10 minutes from Route 9W and Interstate 87, providing easy access throughout the Hudson Valley and beyond. Who is this ideal for? Investors looking for multi-family rental income Buyers seeking a live-in-one, rent-the-other opportunity Those wanting a property with long-term appreciation potential in Ulster County With strong rental demand in the Hudson Valley, properties like this don't stay on the market long. Whether you're adding to your portfolio or entering the investment space, this is an opportunity worth exploring.

21. 2026-03-27
    historical
22. 2025-10-30
    price $545,000
23. 2025-10-20
    price $555,000
24. 2025-09-30
    listed $565,000 Active

ⓘ 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: $5,428 · $452/mo
• Projected year-2 tax: $7,193 · $599/mo
• Expected delta: +$1,764/yr (+$147/mo · 32.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $63,588
• − Mortgage interest: −$29,688
• − Property taxes: −$5,428
• − Insurance: −$2,650
• − Repairs & maintenance: −$5,087
• − Management: −$5,087
• − Depreciation: −$15,418
• Taxable income: $230
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $8,749/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: 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 — Saugerties

• Score: 61/100
• State rank: #916
• US rank: #17946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saugerties, NY
• County: Ulster County · 56,183 people
• 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

-6.2% since first listed

8 events — show timeline

• 2026-05-16 Listed $529,999 HVCRMLS
• 2026-05-16 Listed $529,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Coming Soon $529,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Coming Soon $529,999 HVCRMLS
• 2026-03-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $555,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Listed $565,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $5,428 · +75.3% YoY. Source: county tax records.