1 Stone Ridge Ct · Zena, NY 12498

$799,000

4 bd · 2.5 ba · 2,584 sqft · SingleFamily public records · 49 Days on market

Built 1966 1.21 ac lot Est $708k · 13% over

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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 +30.0/30.0
• 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
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this private, custom, classic colonial and the open floorplan begins. A large foyer flows to the living room, dining room and kitchen offering spacious living and more opportunities for entertaining. The updated kitchen features granite countertops and stainless steel appliances. Updated baths with jetted tub in MB> A versatile family room is tucked behind with cathedral ceiling, a brick, woodburning fireplace for cozy snow days, working from home and movie/game nights. The attached screened porch invites leisurely visits and comfort from humid days. Step outside and experience the private, lushly landscaped yard with a gleaming 18 x36 inground, heated pool with bluestone decking. Let the Summertime fun start! Well maintained and a new pool liner in 2017. Or relax by the flowers listening to the soothing sounds of the fountain in the pond watching nature unfold in your own secret garden. Convenient mud room on the first floor with washer/dryer and access from outside with nearby half bath. Great for coming in from the pool. See upstairs for the master bedroom suite with walk in closet and 3 additional bedrooms and two updated baths. The full basement features a work table and offers ample storage. Situated on a cul de sac, this fully fenced property is a quiet location and safe for pets and young ones.

Key facts

• Screened-in porch
• Cathedral ceilings
• Updated kitchen

Tags

• IN-GROUND SWIMMING POOL
• UPDATED KITCHEN
• JETTED TUB
• CATHEDRAL CEILINGS
• BRICK WOOD-BURNING FIREPLACE
• SCREENED-IN PORCH

Property features AI

Finance

• Financial info: Property type: Residential, single family residence

Exterior

• Parking: Attached garage that faces the side; 2 garage spaces; Paved driveway
• Utilities: Private well water source; Septic tank; 200+ amp electric service; Cable available; Electricity connected; Propane available; Water connected
• Home design: Single-family house; Two levels / two-story; Located on a cul-de-sac with front and back yards and wooded surroundings; Has a view
• Construction: Frame construction with vinyl siding; Asphalt roof; Combination foundation; Built with a full basement
• Exterior features: Garden; Outdoor grill; Covered, screened rear porch; Full yard fencing; Shed(s); Heated vinyl liner pool

Interior

• Kitchen: Built-in electric range; Electric oven; Dishwasher; Stainless steel appliances; Refrigerator; Freezer; Kitchen island; Water purifier; Granite counters
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating and cooling; Hot water heating; Oil heating; Exhaust fan
• Interior features: Cathedral ceilings; Eat-in kitchen; Granite counters; Kitchen island; Open floorplan; Storage; Blinds and window treatments; Wood-burning fireplace in the family room; Basement with concrete full foundation, storage space and walk-out access
• Laundry & utility: Washer and dryer included; Laundry room on the main level; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $799k).
• Recommended offer: $775k (3.0% below list) — sets the bar for market timing.

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-, schools D+, amenities 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.
• Market conditions: 71 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 $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $545k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $775,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.56% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $708,016
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Forestwood Dr	0.07mi	4/2.5	2,489 (-4%)	3mo	$480,000	$193	88
31 Carey Dr	0.22mi	4/2.5	2,548 (-1%)	14mo	$699,000	$274	76
7 Maurizi Ln	0.22mi	4/2.5	2,352 (-9%)	7mo	$885,000	$376	69
11 Forestwood Dr	0.25mi	3/2.5 (-1)	2,316 (-10%)	4mo	$785,000	$339	63
23 Maurizi Ln	0.33mi	4/2.5	2,320 (-10%)	11mo	$703,000	$303	59
22 Oriole Dr	0.58mi	4/2.5	2,609 (+1%)	20mo	$575,000	$220	54
1 Oriole Dr	0.44mi	5/2.0 (+1)	2,520 (-2%)	20mo	$550,000	$218	52
5 Lazy Brook Ln	0.66mi	4/2.5	2,480 (-4%)	13mo	$440,000	$177	51
657 Zena Rd	0.45mi	5/3.0 (+1)	2,801 (+8%)	12mo	$2,000,000	$714	48
9 Fox Hollow Rd	0.59mi	3/2.5 (-1)	2,527 (-2%)	21mo	$1,085,000	$429	46
1 Nissen Ln	0.71mi	4/2.5	2,288 (-12%)	10mo	$580,000	$253	39

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: 15.2%
• Equity multiple: 1.61×
• Total profit: $136,554
• Equity at exit: $119,133

10-year hold

• IRR: 23.9%
• Equity multiple: 3.07×
• Total profit: $462,292
• Equity at exit: $69,083

Cash invested: $223,720 (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: 71
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $12,500 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,180 /mo · $14,159/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,625
• Net cashflow: $4,172

Break-even live

Break-even rent $7,219

Max offer price $799,000

Occupancy floor 62%

Sensitivity live

Price	-10% $4,624	-5% $4,398	+0% $4,172	+5% $3,946	+10% $3,720
Rent	-10% $3,185	-5% $3,678	+0% $4,172	+5% $4,666	+10% $5,160
Rate	-1.0pp $4,575	-0.5pp $4,375	base $4,172	+0.5pp $3,965	+1.0pp $3,754

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: $199,750
• Closing costs: $23,970
• 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	44d	1	1.22mi

Listing history 24 events

1. 2026-06-19
   days on market $799,000 Active 49 DOM
2. 2026-06-18
   days on market $799,000 Active 48 DOM
3. 2026-06-17
   days on market $799,000 Active 47 DOM
4. 2026-06-16
   days on market $799,000 Active 46 DOM
5. 2026-06-15
   days on market $799,000 Active 45 DOM
6. 2026-06-14
   days on market $799,000 Active 43 DOM
7. 2026-06-12
   days on market $799,000 Active 42 DOM
8. 2026-06-09
   days on market $799,000 Active 39 DOM
9. 2026-06-08
   days on market $799,000 Active 38 DOM
10. 2026-06-07
    pricedays on market $799,000 Active 37 DOM
11. 2026-06-03
    days on market $849,000 Active 33 DOM
12. 2026-06-02
    days on market $849,000 Active 32 DOM
13. 2026-06-01
    days on market $849,000 Active 31 DOM
14. 2026-05-31
    days on market $849,000 Active 30 DOM
15. 2026-05-30
    days on market $849,000 Active 29 DOM
16. 2026-05-01
    listed $849,000 Active
17. 2020-09-28
    soldstatus $545,000
18. 2020-09-25
    soldstatus $545,000 1340-char remark

    Show marketing remark (1340 chars)

    Step into this private, custom, classic colonial and the open floorplan begins. A large foyer flows to the living room, dining room and kitchen offering spacious living and more opportunities for entertaining. The updated kitchen features granite countertops and stainless steel appliances. Updated baths with jetted tub in MB> A versatile family room is tucked behind with cathedral ceiling, a brick, woodburning fireplace for cozy snow days, working from home and movie/game nights. The attached screened porch invites leisurely visits and comfort from humid days. Step outside and experience the private, lushly landscaped yard with a gleaming 18 x36 inground, heated pool with bluestone decking. Let the Summertime fun start! Well maintained and a new pool liner in 2017. Or relax by the flowers listening to the soothing sounds of the fountain in the pond watching nature unfold in your own secret garden. Convenient mud room on the first floor with washer/dryer and access from outside with nearby half bath. Great for coming in from the pool. See upstairs for the master bedroom suite with walk in closet and 3 additional bedrooms and two updated baths. The full basement features a work table and offers ample storage. Situated on a cul de sac, this fully fenced property is a quiet location and safe for pets and young ones.

19. 2020-06-06
    listed $559,000 1340-char remark

    Show marketing remark (1340 chars)

    Step into this private, custom, classic colonial and the open floorplan begins. A large foyer flows to the living room, dining room and kitchen offering spacious living and more opportunities for entertaining. The updated kitchen features granite countertops and stainless steel appliances. Updated baths with jetted tub in MB> A versatile family room is tucked behind with cathedral ceiling, a brick, woodburning fireplace for cozy snow days, working from home and movie/game nights. The attached screened porch invites leisurely visits and comfort from humid days. Step outside and experience the private, lushly landscaped yard with a gleaming 18 x36 inground, heated pool with bluestone decking. Let the Summertime fun start! Well maintained and a new pool liner in 2017. Or relax by the flowers listening to the soothing sounds of the fountain in the pond watching nature unfold in your own secret garden. Convenient mud room on the first floor with washer/dryer and access from outside with nearby half bath. Great for coming in from the pool. See upstairs for the master bedroom suite with walk in closet and 3 additional bedrooms and two updated baths. The full basement features a work table and offers ample storage. Situated on a cul de sac, this fully fenced property is a quiet location and safe for pets and young ones.

20. 2007-09-04
    soldstatus $350,000
21. 2007-08-30
    soldstatus $347,500 471-char remark

    Show marketing remark (471 chars)

    VERY FEW COLONIALS WITH THIS GRAND OPEN ENTRY. THIS IS AN IDEAL PROPERTY FOR BUYERS THAT EITHER WORK FROM HOME AND NEED A QUIET AND PEACEFUL SPOT OR A FAMILY LOOKING FOR THAT PERFECT PLACE TO RAISE THEIR CHILDREN. THERE IS A HEATED INGROUND POOL WITH A TOTAL PRIVACY FENCE WHICH OVERLOOKS THE SCREENED PORCH. BLUESTONE PATIO AND BLUESTONE FLOOR IN BOTH. FAMILY ROOM IS THE MAIN ATTRACTION OFF THE KITCHEN. VAULTED CEILINGS, WOOD FLOORS AND A WONDERFUL BRICK FIREPLACE.

22. 2006-10-10
    listed $365,000 471-char remark

    Show marketing remark (471 chars)

    VERY FEW COLONIALS WITH THIS GRAND OPEN ENTRY. THIS IS AN IDEAL PROPERTY FOR BUYERS THAT EITHER WORK FROM HOME AND NEED A QUIET AND PEACEFUL SPOT OR A FAMILY LOOKING FOR THAT PERFECT PLACE TO RAISE THEIR CHILDREN. THERE IS A HEATED INGROUND POOL WITH A TOTAL PRIVACY FENCE WHICH OVERLOOKS THE SCREENED PORCH. BLUESTONE PATIO AND BLUESTONE FLOOR IN BOTH. FAMILY ROOM IS THE MAIN ATTRACTION OFF THE KITCHEN. VAULTED CEILINGS, WOOD FLOORS AND A WONDERFUL BRICK FIREPLACE.

23. 2003-05-20
    soldstatus $319,000
24. 1998-09-01
    soldstatus $162,000

ⓘ 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: $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 ≥97°F today · 15 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: $150,000
• − Mortgage interest: −$44,756
• − Property taxes: −$14,159
• − Insurance: −$3,995
• − Repairs & maintenance: −$12,000
• − Management: −$12,000
• − Depreciation: −$23,244
• Taxable income: $39,846
• Est. tax owed @ 24.0%: −$9,563
• After-tax cash flow: $40,503/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

+424.1% since first listed

9 events — show timeline

• 2026-05-01 Listed $849,000 HVCRMLS
• 2020-09-28 Sold (Public Records) $545,000 Public Records
• 2020-09-25 Sold (MLS) $545,000 HVCRMLS
• 2020-06-06 Listed $559,000 HVCRMLS
• 2007-09-04 Sold (Public Records) $350,000 Public Records
• 2007-08-30 Sold (MLS) $347,500 HVCRMLS
• 2006-10-10 Listed $365,000 HVCRMLS
• 2003-05-20 Sold (Public Records) $319,000 Public Records
• 1998-09-01 Sold (Public Records) $162,000 Public Records

Property tax history

+5.1%/yr

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