173 Western Ave · Marlboro, NY 12542

$375,000

3 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 116 Days on market

Built 1972 0.35 ac lot $200/sqft · 26% below area Est $504k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +9.5/10.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home offers exceptional value in a prime location. This three bedroom one and a half bath home offers a welcoming living room with new windows and newly carpeted stairs. The kitchen is bright and spacious. The home is heated with Propane and has a Timberline wood burning stove that comfortably heats the entire home in cold weather and Central Air for year round comfort. The full bath was recently updated. Truly reflect your style and decorating ideas and enjoy family time in this home. Enjoy the private deck. The home is located on a third of an acre in a convenient and desirable area in Marlboro. The home combines tranquility and rural living. A chance to invest in a home with excellent potential.

Key facts

• Private deck
• Third of an acre
• Prime location

Tags

• PRIME LOCATION
• NEW WINDOWS
• TIMBERLINE WOOD BURNING STOVE
• CENTRAL AIR
• PRIVATE DECK
• THIRD OF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (12.7% below list).
• Recommended offer: $328k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.0% in Marlboro — 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 72/100 on livability (#347 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute D-.
• Marlboro Central School District (suburban): math 43% / reading 55% proficiency, ranked #366 of 590 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 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

• In year one you build about $36k of equity ($3k loan paydown + $34k appreciation (9.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; list at $375k implies a 182% gain — meaningful room to come down on a strong offer.

Recommended offer $327,500 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $503,897
• List price: $375,000
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Western Ave	0.02mi	3/2.0	1,742 (-7%)	13mo	$435,000	$250	73
12 Wyms Heights Dr	0.37mi	3/2.0	1,960 (+5%)	7mo	$410,000	$209	65
23 Ridge Rd	0.33mi	3/3.0	1,990 (+6%)	11mo	$495,000	$249	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.63×
• Total profit: $170,794
• Equity at exit: $309,963

10-year hold

• IRR: 19.3%
• Equity multiple: 5.80×
• Total profit: $503,698
• Equity at exit: $640,853

Cash invested: $105,000 (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 12542

• Home prices YoY: 2.8%
• Active inventory: 56
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,275 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$580 /mo · $6,961/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-116

Break-even live

Break-even rent $3,421

Max offer price $354,577

Occupancy floor 99%

Sensitivity live

Price	-10% $97	-5% $-9	+0% $-116	+5% $-222	+10% $-328
Rent	-10% $-374	-5% $-245	+0% $-116	+5% $14	+10% $143
Rate	-1.0pp $73	-0.5pp $-20	base $-116	+0.5pp $-213	+1.0pp $-312

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Hudson West Dr Marlboro, NY	2.0–3.0	2.0	1347	$3,275	$2.43	14d	2	1.15mi

Listing history 23 events

1. 2026-06-18
   days on market $375,000 Active 116 DOM
2. 2026-06-17
   days on market $375,000 Active 115 DOM
3. 2026-06-16
   days on market $375,000 Active 114 DOM
4. 2026-06-15
   days on market $375,000 Active 113 DOM
5. 2026-06-14
   days on market $375,000 Active 111 DOM
6. 2026-06-13
   days on market $375,000 Active 110 DOM
7. 2026-06-10
   days on market $375,000 Active 108 DOM
8. 2026-06-09
   days on market $375,000 Active 107 DOM
9. 2026-06-08
   days on market $375,000 Active 106 DOM
10. 2026-06-07
    days on market $375,000 Active 105 DOM
11. 2026-06-03
    days on market $375,000 Active 101 DOM
12. 2026-06-02
    days on market $375,000 Active 100 DOM
13. 2026-06-01
    days on market $375,000 Active 99 DOM
14. 2026-05-31
    days on market $375,000 Active 98 DOM
15. 2026-05-30
    days on market $375,000 Active 97 DOM
16. 2026-04-22
    price $375,000 712-char remark

    Show marketing remark (712 chars)

    This home offers exceptional value in a prime location. This three bedroom one and a half bath home offers a welcoming living room with new windows and newly carpeted stairs. The kitchen is bright and spacious. The home is heated with Propane and has a Timberline wood burning stove that comfortably heats the entire home in cold weather and Central Air for year round comfort. The full bath was recently updated. Truly reflect your style and decorating ideas and enjoy family time in this home. Enjoy the private deck. The home is located on a third of an acre in a convenient and desirable area in Marlboro. The home combines tranquility and rural living. A chance to invest in a home with excellent potential.

17. 2026-03-16
    price $395,000 712-char remark

    Show marketing remark (712 chars)

    This home offers exceptional value in a prime location. This three bedroom one and a half bath home offers a welcoming living room with new windows and newly carpeted stairs. The kitchen is bright and spacious. The home is heated with Propane and has a Timberline wood burning stove that comfortably heats the entire home in cold weather and Central Air for year round comfort. The full bath was recently updated. Truly reflect your style and decorating ideas and enjoy family time in this home. Enjoy the private deck. The home is located on a third of an acre in a convenient and desirable area in Marlboro. The home combines tranquility and rural living. A chance to invest in a home with excellent potential.

18. 2026-02-21
    listed $405,000 Active 712-char remark

    Show marketing remark (712 chars)

    This home offers exceptional value in a prime location. This three bedroom one and a half bath home offers a welcoming living room with new windows and newly carpeted stairs. The kitchen is bright and spacious. The home is heated with Propane and has a Timberline wood burning stove that comfortably heats the entire home in cold weather and Central Air for year round comfort. The full bath was recently updated. Truly reflect your style and decorating ideas and enjoy family time in this home. Enjoy the private deck. The home is located on a third of an acre in a convenient and desirable area in Marlboro. The home combines tranquility and rural living. A chance to invest in a home with excellent potential.

19. 2014-07-25
    soldstatus $133,000
20. 2014-07-08
    soldstatus $134,000 475-char remark

    Show marketing remark (475 chars)

    Ready For You to Move Right In to this Beautifully Updated and Well Maintained Marlboro Home. Brand New Re-Bath Bathroom, New Carpeting, New Half Bath, New Flooring, Doors Replaced, and Much, Much, More. .. Three Bedrooms and a Fourth Possible, Now Being Used as an Office. Garage Has Been Nicely Finished Into a Room, Very Easily a Garage Again! Shared Driveway/Lowers Cost, Maintenance is Shared With Neighbors. Beautifully Landscaped Property, A Great Place to Call Home.

21. 2014-04-30
    historical
22. 2013-05-02
    listed $150,000 475-char remark

    Show marketing remark (475 chars)

    Ready For You to Move Right In to this Beautifully Updated and Well Maintained Marlboro Home. Brand New Re-Bath Bathroom, New Carpeting, New Half Bath, New Flooring, Doors Replaced, and Much, Much, More. .. Three Bedrooms and a Fourth Possible, Now Being Used as an Office. Garage Has Been Nicely Finished Into a Room, Very Easily a Garage Again! Shared Driveway/Lowers Cost, Maintenance is Shared With Neighbors. Beautifully Landscaped Property, A Great Place to Call Home.

23. 2013-04-29
    listed $150,000

ⓘ 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: $6,961 · $580/mo
• Projected year-2 tax: $6,961 · $580/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $39,300
• − Mortgage interest: −$21,006
• − Property taxes: −$6,961
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$10,909
• Taxable loss: −$7,739
• Est. tax savings @ 24.0%: +$1,857
• After-tax cash flow: $470/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: Marlboro Central School District
• NCES district ID: 3618570
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $68,737
• Composite: 43.7/100
• National rank: #2953
• State rank: #366 of 590 in NY

Livability — Marlboro

• Score: 72/100
• State rank: #347
• US rank: #5847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro, NY
• Population (ZIP): 5,859

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 2% Arabic 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: ▲ 8.97%
• Current HPI: 325.4749
• 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

+150.0% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $395,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-21 Listed $405,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-25 Sold (Public Records) $133,000 Public Records
• 2014-07-08 Sold (MLS) $134,000 HVCRMLS
• 2014-04-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-05-02 Listed $150,000 HVCRMLS
• 2013-04-29 Listed $150,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2025): $6,961 · -1.5% YoY. Source: county tax records.