45 County Route 26a · Coxsackie, NY 12173

$119,888

2 bd · 1.0 ba · 2,144 sqft · SingleFamily public records · 262 Days on market

Built 1850 4,791 sqft lot ↓ 20% since listing

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Why this score? — see what drove the A- 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
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits as this affordable 3-bedroom 2 bath Stuyvesant home hits the market! This home needs some work and would need to be a rehab loan or cash but there is tremendous potential here. Two fireplaces, hardwood floors, laundry room and extra summer kitchen are all positives! Convenient location and great yard!

Key facts

• Laundry room
• Extra summer kitchen
• Great yard

Tags

• TWO FIREPLACES
• HARDWOOD FLOORS
• LAUNDRY ROOM
• EXTRA SUMMER KITCHEN
• GREAT YARD

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Septic tank sewer; Cistern water source
• Home design: Single-family residence; Updated / remodeled
• Construction: Wood siding construction; Asphalt roof (and other); Built on a full foundation
• Exterior features: Deck; Garden; Exterior lighting; Fenced yard; Landscaped, level lot

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator
• Bedrooms: Bedrooms on the first and second levels
• Flooring: Wood and hardwood flooring
• Bathrooms: Two full bathrooms (one on first level, one on second level)
• Heating & cooling: Hot water heating using oil
• Interior features: Built-in features; Full basement; One wood-burning fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.2% in Coxsackie — 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 73/100 on livability (#310 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Kinderhook Central School District (rural): math 49% / reading 59% proficiency, ranked #294 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Columbia County population projected at -22% 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,501 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.09% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.95%
• DSCR: 2.60
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 4.86×
• Total profit: $129,475
• Equity at exit: $108,005

10-year hold

• IRR: 45.6%
• Equity multiple: 10.87×
• Total profit: $331,156
• Equity at exit: $232,916

Cash invested: $33,569 (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 12173

• Home prices YoY: 8.6%
• Active inventory: 22
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$291 /mo · $3,487/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,006

Break-even live

Break-even rent $1,227

Max offer price $119,888

Occupancy floor 55%

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: $29,972
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Summerset Rd Stuyvesant, NY	2.0	2.0	1560	$2,500	$1.60	14d	1	0.47mi

Listing history 19 events

1. 2026-06-19
   days on market $119,888 Active 262 DOM
2. 2026-06-18
   days on market $119,888 Active 261 DOM
3. 2026-06-17
   days on market $119,888 Active 260 DOM
4. 2026-06-16
   days on market $119,888 Active 259 DOM
5. 2026-06-15
   days on market $119,888 Active 258 DOM
6. 2026-06-14
   days on market $119,888 Active 256 DOM
7. 2026-06-12
   days on market $119,888 Active 255 DOM
8. 2026-06-09
   days on market $119,888 Active 252 DOM
9. 2026-06-08
   days on market $119,888 Active 251 DOM
10. 2026-06-07
    days on market $119,888 Active 250 DOM
11. 2026-06-07
    days on market $119,888 Active 249 DOM
12. 2026-06-04
    days on market $119,888 Active 246 DOM
13. 2026-06-02
    days on market $119,888 Active 245 DOM
14. 2026-06-01
    days on market $119,888 Active 244 DOM
15. 2026-05-31
    days on market $119,888 Active 243 DOM
16. 2026-05-31
    days on market $119,888 Active 242 DOM
17. 2025-11-18
    price $119,888
18. 2025-09-30
    listed $124,888 Active
19. 2022-02-15
    listed $149,000

ⓘ 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: $3,487 · $291/mo
• Projected year-2 tax: $3,487 · $291/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 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: $30,000
• − Mortgage interest: −$6,716
• − Property taxes: −$3,487
• − Insurance: −$599
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,488
• Taxable income: $10,910
• Est. tax owed @ 24.0%: −$2,618
• After-tax cash flow: $9,451/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: Kinderhook Central School District
• NCES district ID: 3615210
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $68,409
• Composite: 47.82/100
• National rank: #2223
• State rank: #294 of 590 in NY

Livability — Coxsackie

• Score: 73/100
• State rank: #310
• US rank: #5149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,040

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 2% Black 1%
• Hispanic origin (detail): Mexican 8% Cuban 2%
• Common ancestry: Iranian 12% Romanian 6% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.11%
• Current HPI: 393.6279
• 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

-19.5% since first listed

3 events — show timeline

• 2025-11-18 Price Changed $119,888 Global MLS
• 2025-09-30 Listed $124,888 Global MLS
• 2022-02-15 Listed $149,000 HVCRMLS

Property tax history

+2.7%/yr

Latest (2025): $3,487 · -4.8% YoY. Source: county tax records.