5 Cedar St · Rifton, NY 12471

$249,900

4 bd · 2.0 ba · 2,376 sqft · MultiFamily public records · 29 Days on market

Built 1905 7,405 sqft lot Est $249k · at est.

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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 +21.4/30.0
• ARV discount +7.4/15.0
• 1% rule +7.1/10.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +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

CALLING ALL INVESTORS/CONTRACTORS! Spacious duplex located in the quiet hamlet of Rifton, offering a strong investment opportunity or owner-occupant setup. Each unit features a similar layout with two bedrooms on the second floor, a finished walk-up attic, and hardwood/carpeting throughout. The interiors are bright and airy with generous natural light in both the living and dining areas. Both the left and right side units include kitchen and living areas, providing functional and comfortable living spaces. The right-side unit offers a half bath on the first floor and a full bath on the second floor, along with access to an unfinished full basement providing additional storage. The left-side

Key facts

• Oversized shed
• Oversized deck
• Spacious duplex

Tags

• SPACIOUS DUPLEX
• FINISHED WALK-UP ATTIC
• OVERSIZED DECK
• FRONT PORCH
• OVERSIZED SHED
• UNFINISHED FULL BASEMENT

Property features AI

Finance

• Other: Zoned R12
• Financial info: Residential income property (duplex)

Exterior

• Parking: Driveway; Off-street parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Private well water; Septic tank sewer; 200+ amp electric service
• Home design: Residential income duplex; Two-story (duplex)
• Construction: Built with other/unspecified materials; Asphalt roof; Duplex structure
• Exterior features: Front porch; Deck; Back yard; Cleared lot; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Smoke and carbon monoxide detectors
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive. Per door: $158/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,170 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: amenities F, commute F, employment 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: Robert R Graves School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 316 students, 51% FRL).
• Zoned-school proficiency averages 72% at this address vs 52% district-wide (+20 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: 6 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k 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 ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,151 (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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Cedar St	0.00mi	4/3.0	2,376 (0%)	0mo	$249,900	$105	96

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: 12.6%
• Equity multiple: 1.72×
• Total profit: $50,442
• Equity at exit: $112,366

10-year hold

• IRR: 14.7%
• Equity multiple: 3.17×
• Total profit: $151,819
• Equity at exit: $173,169

Cash invested: $69,972 (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 12471

• Active inventory: 6
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,022 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$602 /mo · $7,223/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $315

Break-even live

Break-even rent $2,623

Max offer price $249,900

Occupancy floor 85%

Sensitivity live

Price	-10% $457	-5% $386	+0% $315	+5% $245	+10% $174
Rent	-10% $77	-5% $196	+0% $315	+5% $435	+10% $554
Rate	-1.0pp $441	-0.5pp $379	base $315	+0.5pp $251	+1.0pp $185

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,022
Total (2 units)			$3,022

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-19
   listed $249,900 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: $7,223 · $602/mo
• Projected year-2 tax: $7,223 · $602/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,264
• − Mortgage interest: −$13,998
• − Property taxes: −$7,223
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,901
• − Management: −$2,901
• − Depreciation: −$7,270
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $3,770/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 — Rifton

• Score: 50/100
• State rank: #1170
• US rank: #25535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rifton, NY
• City population: 274
• Population (ZIP): 274

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 11%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Romanian 75%

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: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-05-18 Pending — HVCRMLS
• 2026-04-23 Contingent — HVCRMLS
• 2026-04-19 Listed $249,900 HVCRMLS

Property tax history

+5.4%/yr

Latest (2025): $7,223 · +4.0% YoY. Source: county tax records.