76 Woodlands Trl · Salt Point, NY 12514

$895,000

4 bd · 2.5 ba · 2,204 sqft · SingleFamily public records · 12 Days on market

Built 2023 8.71 ac lot $406/sqft · 59% above area Est $614k · 46% over ↓ 19% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Tucked away on over eight acres of private, mature woodlands, this newly constructed log-cabin estate beautifully balances classic country warmth with high-performance modern engineering. The interior feels immediately inviting, defined by striking vaulted ceilings, rich woodwork, and expansive windows that frame the surrounding forest like living art. While the aesthetic is deeply peaceful, the home's backbone is entirely state-of-the-art. Every major mechanical system is brand new and selected for peak energy efficiency, giving you the rare luxury of historic character without any of the maintenance anxiety. The main living areas flow seamlessly out to a massive wrap-around deck, creating an ideal setup for quiet mornings in nature or dining under the stars. For those looking ahead, the property offers incredible built-in potential to customize and grow. A heated, drywalled lower level sits ready to transform into nearly a thousand square feet of extra living space, whether you envision a private fitness studio, a media lounge, or an independent guest suite. Additionally, the infrastructure is already optimized for the future, featuring a dedicated whole-house backup generator and an oversized septic system designed to accommodate future expansions or even a second dwelling on the property. It feels like a world of its own, yet you are just a short drive from the heart of Rhinebeck, local vineyards, farm stands, and effortless commuting via the Taconic Parkway.

Key facts

• Built-in potential
• 8.71 acre lot
• 2 garage spots

Tags

• MASSIVE WRAP-AROUND DECK
• HEATED DRYWALLED LOWER LEVEL
• WHOLE-HOUSE BACKUP GENERATOR
• OVERSIZED SEPTIC SYSTEM
• BUILT-IN POTENTIAL

Property features AI

Exterior

• Parking: 6 total parking spaces; 2-car garage with garage door opener; Off-street parking
• Security: Security system
• Utilities: Central Hudson electric service; Septic tank; Cable connected; Electricity connected
• Home design: Single family residence; Two levels; Located at end of cul-de-sac with shared driveway
• Construction: Log construction; Unfinished basement
• Exterior features: Deck; Patio; Wrap-around porch; Log construction; Security system; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Exhaust fan; Refrigerator; Stainless steel appliances
• Bedrooms: Master downstairs; Additional bedroom(s) on first floor
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning; Fireplace in living room
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Chef's kitchen; Eat-in kitchen; High ceilings; Natural woodwork; Primary bathroom; Master bedroom on main level; Recessed lighting; Walk-in closets; Unfinished basement
• Laundry & utility: Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $895k.

Deal economics

• At list price, monthly cash flow is $11k ($131k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $895k).
• Cap rate 20.9% vs local median 2.3% in Salt Point — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 34/100 on livability (#1,193 in NY) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: amenities F, commute F, employment F.
• Hyde Park Central School District (rural): math 43% / reading 62% proficiency, ranked #316 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Violet Avenue School (math 27% / reading 47%, grade F, #1,519 of 2,108 statewide, top 74%, 314 students, 65% FRL); Haviland Middle School (math 23% / reading 57%, grade F, #413 of 729 statewide, top 57%, 759 students, 59% FRL); Franklin D Roosevelt Senior High School (math 93% / reading 90%, grade A+, #197 of 1,100 statewide, top 18%, 1,136 students, 52% FRL) — zoned schools average 59% FRL vs 34% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k appreciation (10.0% local appreciation)).
• Dutchess County population projected at -11% 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 $251k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$154k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $895,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.46% ✓
• Cap rate: 20.93%
• Cash-on-cash: 52.29%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (median comp): $614,490
• List price: $895,000
• Delta: 62.57%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Hollow Rd	0.49mi	3/2.0 (-1)	2,176 (-1%)	10mo	$585,000	$269	60

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: 65.6%
• Equity multiple: 5.72×
• Total profit: $1,183,476
• Equity at exit: $806,287

10-year hold

• IRR: 59.2%
• Equity multiple: 12.73×
• Total profit: $2,939,173
• Equity at exit: $1,738,788

Cash invested: $250,600 (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 12514

• Home prices YoY: 11.6%
• Active inventory: 38
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $22,000 medium
• Mortgage (P&I): −$4,693
• Tax from tax record: −$1,393 /mo · $16,717/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,620
• Net cashflow: $10,921

Break-even live

Break-even rent $8,177

Max offer price $895,000

Occupancy floor 45%

Sensitivity live

Price	-10% $11,427	-5% $11,174	+0% $10,921	+5% $10,667	+10% $10,414
Rent	-10% $9,183	-5% $10,052	+0% $10,921	+5% $11,790	+10% $12,659
Rate	-1.0pp $11,371	-0.5pp $11,148	base $10,921	+0.5pp $10,689	+1.0pp $10,453

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1282 Hollow Rd Clinton Corners, NY	4.0	3.5	2650	$22,000	$8.30	14d	1	0.72mi

Listing history 17 events

1. 2026-06-21
   days on market $895,000 Active 12 DOM
2. 2026-06-18
   days on market $895,000 Active 9 DOM
3. 2026-06-17
   days on market $895,000 Active 8 DOM
4. 2026-06-16
   days on market $895,000 Active 7 DOM
5. 2026-06-15
   days on market $895,000 Active 6 DOM
6. 2026-06-14
   days on market $895,000 Active 4 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   pricedays on marketlisting id $895,000 Active 1 DOM
9. 2026-06-02
   days on market $999,000 Active 18 DOM
10. 2026-06-01
    days on market $999,000 Active 17 DOM
11. 2026-05-31
    days on market $999,000 Active 16 DOM
12. 2026-05-30
    days on market $999,000 Active 15 DOM
13. 2026-05-16
    listed $999,000 Active 1489-char remark
14. 2026-05-12
    historical $999,000 1489-char remark
15. 2025-12-02
    price $1,049,000
16. 2025-10-17
    listed $1,099,000 Active
17. 2025-10-15
    historical

ⓘ 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: $16,717 · $1,393/mo
• Projected year-2 tax: $16,717 · $1,393/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $264,000
• − Mortgage interest: −$50,134
• − Property taxes: −$16,717
• − Insurance: −$4,475
• − Repairs & maintenance: −$21,120
• − Management: −$21,120
• − Depreciation: −$26,036
• Taxable income: $124,398
• Est. tax owed @ 24.0%: −$29,855
• After-tax cash flow: $101,191/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: Hyde Park Central School District
• NCES district ID: 3615180
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 62% ▲ 15.00%
• Median HH income: $68,932
• Composite: 46.59/100
• National rank: #2421
• State rank: #316 of 590 in NY

Livability — Salt Point

• Score: 34/100
• State rank: #1193
• US rank: #27748

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

• City population: 2,306
• Population (ZIP): 3,120

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Romanian 5% Portuguese 4% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% French/Haitian/Cajun 1% Other Indo-European 0%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.24%
• Current HPI: 300.533
• 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

-18.6% since first listed

8 events — show timeline

• 2026-06-09 Listed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-09 Listed $895,000 HVCRMLS
• 2026-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-16 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $1,049,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Listed $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Coming Soon — OneKey® MLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $16,717 · +6.9% YoY. Source: county tax records.