701 Zena Highwoods Rd · Zena, NY 12498

$749,000

5 bd · 4.5 ba · 2,859 sqft · SingleFamily public records · 14 Days on market

Built 1979 2.03 ac lot Est $818k · 8% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to all amenities yet tucked away on a quiet wooded two-acre lot, this charming Colonial offers privacy, space, and a warm, welcoming atmosphere that is perfect for family gatherings and relaxed Hudson Valley living. Inside the spacious main house, a well-appointed country kitchen flows into an open kitchen and dining area, making it an inviting space for everyday living and entertaining. A cozy double-sided fireplace between the kitchen and living area adds warmth and character, complemented by a charming woodburning cookstove that enhances the home's classic country feel. The generous layout also includes a comfortable living room, a family/TV room, and a dedicated study, along with four large bedrooms that provide plenty of space for family, guests, or creative use. A separate office space offers an ideal setup for an in- home business, and the property provides plenty of parking for residents and visitors alike. The home also features a legal, fully redone one-bedroom accessory apartment, with short term rental permit, complete with its own kitchen, living room, bedroom, laundry and bathroom--perfect for guests, extended family, or rental income. Outdoor living is just as inviting, with a large back deck ideal for BBQs and outdoor dining, all surrounded by mature trees that give the property a wonderful sense of privacy. .One of the property's most distinctive features is the beautiful spring-fed swimming pond/pool, creating a serene natural focal point and a wonderful place to enjoy the surrounding landscape. Zena Recreation Center with a pool and tennis is nearby. All of this is conveniently located with easy access to Woodstock, Kingston, and Saugerties, offering the perfect balance of peaceful country living and proximity to the Hudson Valley's shops, restaurants, and cultural attractions.

Key facts

• Country kitchen
• Two acre lot
• Dedicated study

Tags

• TWO ACRE LOT
• COUNTRY KITCHEN
• DOUBLE SIDED FIREPLACE
• WOODBURNING COOKSTOVE
• DEDICATED STUDY
• SEPARATE OFFICE SPACE

Property features AI

Exterior

• Parking: Driveway parking; 1-car garage (property has a garage); 2 total parking spaces
• Utilities: Septic tank; Electricity available
• Home design: Single-family residence
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Aluminum and vinyl siding; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: First-floor bedroom noted
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot water heating; Electric cooling
• Interior features: First-floor bedroom; Primary bathroom; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $749k).

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: E R Crosby Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 303 students, 61% FRL); Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 73% FRL vs 45% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 70% at this address vs 52% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Kingston City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $22k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $168k; list at $749k implies a 347% gain — meaningful room to come down on a strong offer.

Recommended offer $749,000

Questions for the listing agent

1. Built in 1979 — 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. 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: 1.67% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.49%
• DSCR: 2.13
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $817,674
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Dorns Wood Rd	0.26mi	4/2.5 (-1)	2,657 (-7%)	8mo	$760,000	$286	56

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $162,721
• Equity at exit: $111,678

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $508,447
• Equity at exit: $64,760

Cash invested: $209,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $12,500 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$1,180 /mo · $14,159/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,625
• Net cashflow: $4,455

Break-even live

Break-even rent $6,861

Max offer price $749,000

Occupancy floor 59%

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Meher Cir Woodstock, NY	4.0	3.0	2714	$12,500	$4.61	43d	1	1.06mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $749,000 Pending 14 DOM
2. 2026-06-03
   days on market $749,000 Active 13 DOM
3. 2026-06-02
   days on market $749,000 Active 12 DOM
4. 2026-06-01
   days on market $749,000 Active 11 DOM
5. 2026-05-31
   days on market $749,000 Active 10 DOM
6. 2026-05-30
   days on market $749,000 Active 9 DOM
7. 2026-05-20
   listed $749,000 Active 1854-char remark

   Show marketing remark (1854 chars)

   Close to all amenities yet tucked away on a quiet wooded two-acre lot, this charming Colonial offers privacy, space, and a warm, welcoming atmosphere that is perfect for family gatherings and relaxed Hudson Valley living. Inside the spacious main house, a well-appointed country kitchen flows into an open kitchen and dining area, making it an inviting space for everyday living and entertaining. A cozy double-sided fireplace between the kitchen and living area adds warmth and character, complemented by a charming woodburning cookstove that enhances the home's classic country feel. The generous layout also includes a comfortable living room, a family/TV room, and a dedicated study, along with four large bedrooms that provide plenty of space for family, guests, or creative use. A separate office space offers an ideal setup for an in- home business, and the property provides plenty of parking for residents and visitors alike. The home also features a legal, fully redone one-bedroom accessory apartment, with short term rental permit, complete with its own kitchen, living room, bedroom, laundry and bathroom--perfect for guests, extended family, or rental income. Outdoor living is just as inviting, with a large back deck ideal for BBQs and outdoor dining, all surrounded by mature trees that give the property a wonderful sense of privacy. .One of the property's most distinctive features is the beautiful spring-fed swimming pond/pool, creating a serene natural focal point and a wonderful place to enjoy the surrounding landscape. Zena Recreation Center with a pool and tennis is nearby. All of this is conveniently located with easy access to Woodstock, Kingston, and Saugerties, offering the perfect balance of peaceful country living and proximity to the Hudson Valley's shops, restaurants, and cultural attractions.

8. 2026-05-18
   listed $749,000 Active
9. 1998-09-23
   soldstatus $167,500

ⓘ 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: $14,159 · $1,180/mo
• Projected year-2 tax: $14,159 · $1,180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $150,000
• − Mortgage interest: −$41,956
• − Property taxes: −$14,159
• − Insurance: −$3,745
• − Repairs & maintenance: −$12,000
• − Management: −$12,000
• − Depreciation: −$21,789
• Taxable income: $44,352
• Est. tax owed @ 24.0%: −$10,644
• After-tax cash flow: $42,818/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

• 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

+347.2% since first listed

3 events — show timeline

• 2026-05-20 Listed $749,000 HVCRMLS
• 2026-05-18 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 1998-09-23 Sold (Public Records) $167,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $14,159 · -9.0% YoY. Source: county tax records.