215 Maple Ave · Kerhonkson, NY 12446

$314,900

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 29 Days on market

Built 1930 Good condition 2,178 sqft lot 1-car garage $164/sqft · 45% below area Est $577k · 45% under

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Why this score? — see what drove the A- 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 +26.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Multi-family units

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

Listing remarks

Newly renovated multi-family/duplex – total of 5 bedrooms, 2 full bathrooms, large front porches on each unit and only 7 minutes away from Minnewaska State Park and 15 minutes away from Mohonk Lake. Brand new roof, boiler, kitchen, bathrooms, floorings, new paint all over, new stove and microwave. Great opportunity for homeowners looking for supplemental income or investors looking to add on their portfolio.

Key facts

• New boiler
• New kitchen
• New bathrooms

Tags

• RENOVATED MULTI-FAMILY
• LARGE FRONT PORCHES
• NEW ROOF
• NEW BOILER
• NEW KITCHEN
• NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#552 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: amenities F, health & safety D-.
• Rondout Valley Central School District (rural): math 39% / reading 51% proficiency, ranked #447 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kerhonkson Elementary School (math 15% / reading 54%, grade F, #1,574 of 2,108 statewide, top 75%, 209 students, 54% FRL); Rondout Valley Junior High School (math 27% / reading 42%, grade F, #483 of 729 statewide, top 68%, 243 students, 42% FRL); Rondout Valley High School (math 87% / reading 64%, grade A-, #623 of 1,100 statewide, top 57%, 569 students, 41% FRL).
• Market conditions: 86 active listings in the ZIP; solid renter incomes; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $315k implies a 530% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,176 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.14% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $576,643
• List price: $314,900
• Delta: -43.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1683 Berme Rd	0.58mi	3/3.0 (-1)	1,948 (+2%)	9mo	$525,000	$270	54
50 Carlo Dr	0.83mi	4/2.0	1,820 (-5%)	4mo	$285,000	$157	53
108 Minnewaska Trl	0.61mi	3/1.5 (-1)	1,772 (-8%)	9mo	$255,000	$144	44
117 Minnewaska Trl	0.62mi	3/2.5 (-1)	1,856 (-3%)	18mo	$555,000	$299	43
40 Highland Ave	0.16mi	3/1.5 (-1)	1,546 (-20%)	21mo	$162,250	$105	43
45 Samsonville Rd	0.86mi	3/2.0 (-1)	1,894 (-1%)	18mo	$375,000	$198	42
50 Brooks Dr	0.78mi	4/2.0	2,018 (+5%)	23mo	$368,000	$182	37
8 Cedar Ln	1.16mi	3/2.0 (-1)	1,860 (-3%)	23mo	$425,000	$228	36
40 Sages Loop	1.42mi	3/2.0 (-1)	1,676 (-13%)	4mo	$201,000	$120	35
1782 Berme Rd	1.06mi	4/2.0	1,440 (-25%)	24mo	$537,200	$373	20
109 Boice Mill Rd	1.48mi	3/2.5 (-1)	2,197 (+14%)	19mo	$1,150,000	$523	18
42 Sages Loop	1.47mi	3/2.0 (-1)	1,560 (-19%)	23mo	$370,000	$237	16

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

Projected returns pro-forma

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

5-year hold

• IRR: 32.5%
• Equity multiple: 3.54×
• Total profit: $223,847
• Equity at exit: $283,687

10-year hold

• IRR: 28.0%
• Equity multiple: 8.01×
• Total profit: $617,903
• Equity at exit: $611,781

Cash invested: $88,172 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $235,000 ($121/sqft)
• Median days on market: 102 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +148.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12446

• Home prices YoY: 8.7%
• Active inventory: 86
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,590 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$231 /mo · $2,771/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $823

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,590
Total (2 units)			$3,590

Break-even live

Break-even rent $2,549

Max offer price $314,900

Occupancy floor 72%

Sensitivity live

Price	-10% $1,001	-5% $912	+0% $823	+5% $733	+10% $644
Rent	-10% $539	-5% $681	+0% $823	+5% $964	+10% $1,106
Rate	-1.0pp $981	-0.5pp $903	base $823	+0.5pp $741	+1.0pp $658

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: $78,725
• Closing costs: $9,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Main St Unit 3 Kerhonkson, NY	1.0	1.0	600	$1,500	$2.50	93d	1	0.04mi
214 Maple Ave Unit 2L Kerhonkson, NY	2.0	1.0	600	$1,795	$2.99	93d	1	0.04mi
1364 Berme Rd Kerhonkson, NY	1.0	1.0	750	$1,499	$2.00	72d	1	0.67mi

Property features AI

Exterior

• Parking: DrivewayDetached or attached 1-car garage
• Utilities: Public sewerElectricity connectedPropane
• Home design: Duplex
• Construction: Wood siding construction
• Exterior features: Wood sidingNot waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 2-bedroom unitOne 3-bedroom unit
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Oil heatingOther heatingNo central cooling
• Interior features: Eat-in kitchenOther interior features

Listing history 27 events

1. 2026-08-08
   days on market $314,900 Active 29 DOM
2. 2026-08-07
   days on market $314,900 Active 28 DOM
3. 2026-08-06
   days on market $314,900 Active 27 DOM
4. 2026-08-05
   days on market $314,900 Active 26 DOM
5. 2026-08-04
   days on market $314,900 Active 25 DOM
6. 2026-08-03
   days on market $314,900 Active 24 DOM
7. 2026-07-31
   days on market $314,900 Active 21 DOM
8. 2026-07-29
   days on market $314,900 Active 19 DOM
9. 2026-07-27
   days on market $314,900 Active 17 DOM
10. 2026-07-25
    days on market $314,900 Active 15 DOM
11. 2026-07-23
    days on market $314,900 Active 13 DOM
12. 2026-07-22
    days on market $314,900 Active 12 DOM
13. 2026-07-21
    days on market $314,900 Active 11 DOM
14. 2026-07-18
    days on market $314,900 Active 8 DOM
15. 2026-07-16
    days on market $314,900 Active 6 DOM
16. 2026-07-16
    days on market $314,900 Active 5 DOM
17. 2026-07-14
    days on market $314,900 Active 4 DOM
18. 2026-07-13
    days on market $314,900 Active 3 DOM
19. 2026-07-12
    days on market $314,900 Active 2 DOM
20. 2026-07-11
    pricestatusdays on marketlisting id $314,900 Active 1 DOM
21. 2026-05-20
    historical
22. 2026-04-07
    price $324,900
23. 2026-01-21
    price $329,900
24. 2025-12-29
    price $337,900
25. 2025-11-19
    listed $340,900 Active
26. 2001-04-02
    soldstatus $50,000
27. 1994-09-20
    soldstatus $28,000

ⓘ 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: $2,771 · $231/mo
• Projected year-2 tax: $4,047 · $337/mo
• Expected delta: +$1,275/yr (+$106/mo · 46.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $43,080
• − Mortgage interest: −$17,639
• − Property taxes: −$2,771
• − Insurance: −$1,574
• − Repairs & maintenance: −$3,446
• − Management: −$3,446
• − Depreciation: −$9,161
• Taxable income: $5,041
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $8,661/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $9,600–$28,800 screening

This newly renovated multi-family property offers a good condition with updated kitchens, bathrooms, and exteriors. It is well-suited for investors looking to add to their portfolio or for homeowners seeking supplemental income.

Components & finishes AI

Roof tile · good Flooring hardwood Counters granite

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof
• Minor Windows (windows) — No visible signs of damage or wear on the windows
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing components
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior
• Minor Other — No visible signs of damage or wear on other components

Value-add opportunities

• Both Landscaping and curb appeal — Enhanced curb appeal can attract more buyers and renters. ↑
• Both Addition of modern appliances — Modern appliances can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Kerhonkson Elementary School F NY #1,574/2,108 Nat'l #23,070/41,679 Middle Rondout Valley Junior High School F NY #483/729 Nat'l #7,581/14,009 High Rondout Valley High School A- NY #623/1,100 Nat'l #1,517/17,239

Schools (NCES district)

• District: Rondout Valley Central School District
• NCES district ID: 3624960
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $59,408
• Composite: 39.5/100
• National rank: #3949
• State rank: #447 of 590 in NY

C Composite livability gradescore 68/100

Livability — Kerhonkson

• Score: 68/100
• State rank: #552
• US rank: #9921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kerhonkson, NY
• County: Ulster · 175,887 people
• City population: 5,232
• Metro: Kingston, NY
• Population (ZIP): 5,232
• Household income: $83,344
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 3% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Iranian 8% Romanian 6% Italian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 4% Russian/Polish/Slavic 2%

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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: ▲ 30.32%
• Current HPI: 380.6732
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: DrivewayDetached or attached 1-car garage
• Utilities: Public sewerElectricity connectedPropane
• Home design: Duplex
• Construction: Wood siding construction
• Exterior features: Wood sidingNot waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 2-bedroom unitOne 3-bedroom unit
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Oil heatingOther heatingNo central cooling
• Interior features: Eat-in kitchenOther interior features

Price history

+1024.6% since first listed

8 events — show timeline

• 2026-07-10 Listed $314,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $324,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $329,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $337,900 OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Listed $340,900 OneKey® MLS as Distributed by MLS Grid
• 2001-04-02 Sold (Public Records) $50,000 Public Records
• 1994-09-20 Sold (Public Records) $28,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,771 · +5.4% YoY. Source: county tax records.