92 Wichtree Rd · Zena, NY 12498

$415,000

3 bd · 1.5 ba · 1,033 sqft · SingleFamily public records · 19 Days on market

Built 1954 1.20 ac lot Est $474k · 12% under

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Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +13.1/15.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pending, continue to show. .Here is that very affordable, cute little three bedroom, one and a half bath Mid Century ranch in Woodstock that you have been waiting for! A Matterport walk through is available in videos. The semi-private lot is 1.2 level acres of beautifully groomed green areas, and a fully fenced large rear yard with cobblestone walls. This cozy home has hardwood floors, a beautiful european woodstove, a delightful remodeled custom walk-in shower, newer vinyl siding and many modern replacement windows. The home could be totally handi-cap accessible with a gently sloped ramp to the stone front porch landing. The primary heat is hot water baseboard from a newer boiler. In add

Key facts

• Natural light
• Semi-private lot
• Cobblestone walls

Tags

• SEMI-PRIVATE LOT
• FULLY FENCED LARGE REAR YARD
• COBBLESTONE WALLS
• MITZUBISHI SPLIT UNIT
• CENTRAL AIR
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Suburban community

Exterior

• Parking: Attached garage (garage faces front) with 1 garage space; Gravel parking
• Security: Carbon monoxide detectors; Smoke detectors; Security lights
• Utilities: Private well water; Engineered septic system with septic tank; 100 amp electrical service with circuit breakers; Cable available and connected; Phone service available; Electricity connected
• Home design: Single-family residence; One-level / one story; Front entry; House with view; R1 zoning (single-family residential)
• Construction: Frame construction with vinyl siding; Asphalt shingle roof; Block and slab foundation (basement includes block, crawl space, interior entry); Basement present
• Exterior features: Private, fenced backyard (full chain link); Garden; Gas grill; Rain gutters; Front and rear porches; rear porch screened; Shed; Many trees, landscaped grounds; Sloped and level areas, gentle sloping; Street lights in the neighborhood

Interior

• Kitchen: Built-in gas range; Built-in refrigerator; Gas range; Microwave; Exhaust fan; Water purifier
• Bedrooms: Accessible bedroom
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; Accessible full bath
• Heating & cooling: Central heating; Baseboard heating; Hot water heating; Oil heating; Wood stove; Ductless heat pump; Heat pump; Central air conditioning; Ceiling fans; Exhaust fan
• Interior features: Cedar closets; Ceiling fans; Chandelier; Entrance foyer; High-speed internet; Laminate countertops; Insulated, double-pane windows with screens and storm windows
• Laundry & utility: Washer and dryer included (washer hookup, electric dryer hookup); Washer hookup located in garage; Water heater; Fuel tank(s); Generator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $10 ($126/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 $370k (10.8% below list).
• Recommended offer: $370k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#966 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chambers School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 323 students, 57% FRL).
• Zoned-school proficiency averages 40% at this address vs 52% district-wide (-12 pts) — the specific schools serving this property underperform the Kingston City School District average; the district grade overstates school quality for this exact location.
• Market conditions: 72 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 19 days — a 2% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $415k implies a 388% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $370,308 (10.8% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $474,147
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Van De Bogart Rd	0.19mi	3/1.5	1,087 (+5%)	1mo	$499,000	$459	82
16 Delisio Ln	0.73mi	2/1.0 (-1)	1,181 (+14%)	9mo	$455,000	$385	28

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-66,496
• Equity at exit: $61,878

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-56,700
• Equity at exit: $35,882

Cash invested: $116,200 (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 12498

• Home prices YoY: -21.8%
• Active inventory: 72
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,703 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$566 /mo · $6,789/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $10

Break-even live

Break-even rent $3,690

Max offer price $415,000

Occupancy floor 95%

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-10
   listed $415,000 Active
3. 1998-10-30
   soldstatus $85,000
4. 1986-10-20
   soldstatus $80,000

ⓘ 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: $6,789 · $566/mo
• Projected year-2 tax: $6,901 · $575/mo
• Expected delta: +$112/yr (+$9/mo · 1.7%)

ⓘ 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 · 14 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: $44,437
• − Mortgage interest: −$23,246
• − Property taxes: −$6,789
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,555
• − Management: −$3,555
• − Depreciation: −$12,073
• Taxable loss: −$6,856
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $1,771/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: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

Livability — Zena

• Score: 60/100
• State rank: #966
• US rank: #18918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zena, NY
• Population (ZIP): 4,530

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Scotch-Irish 8% Italian 7% Romanian 5%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -96.28%
• Current HPI: 344.8651
• 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

+418.8% since first listed

4 events — show timeline

• 2026-04-28 Pending — HVCRMLS
• 2026-04-10 Listed $415,000 HVCRMLS
• 1998-10-30 Sold (Public Records) $85,000 Public Records
• 1986-10-20 Sold (Public Records) $80,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $6,789 · -9.1% YoY. Source: county tax records.