30 Ridge Ln · Housatonic, MA 12529

$695,000

3 bd · 2.5 ba · 2,688 sqft · SingleFamily public records · 93 Days on market

Built 2020 7.80 ac lot $259/sqft · 47% below area Est $883k · 21% under

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Why this score? — see what drove the D- 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
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Offering privacy, quality construction, and an ideal location. Set in the heart of the Roe-Jan region of the Hudson Valley and at the edge of the Berkshires, this home is tucked privately among mature trees on nearly eight acres while remaining close to the center of town. Recently constructed by one of the region's top builders, the residence was designed with both quality and longevity in mind. Notable features are a durable metal roof and 'Hardie Board' clapboard siding, ensuring minimal maintenance. Inside, a welcoming entry foyer and mudroom provide a practical transition from outdoor to indoor living. The open-concept great room combines living and dining into one modern space for everyday living and entertaining. The kitchen anchors the room with a large breakfast bar, and a spacious office on this level provides flexibility. It could easily function as an additional sleeping space. Upstairs, the primary suite occupies half of the second floor, offering a private retreat complete with a spacious walk-in closet and an ensuite bath. Two generously sized guest bedrooms share a full guest bathroom. There is a large heated two-car garage with storage room with an adjacent fenced meadow. It is the perfect space to keep animals, for pets to roam safely, or simply a wide-open area for recreation and relaxation.

Key facts

• 7.8 acre lot
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $695k.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (70.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (68.1% below list).
• Recommended offer: $205k (70.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 56/100 on livability (#236 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: schools C-, amenities F, commute F.
• Taconic Hills Central School District (rural): math 53% / reading 51% proficiency, ranked #335 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $74k of equity ($5k loan paydown + $70k 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.
• By year 2, paydown + projected appreciation supports a ~$119k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($632k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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.
• Current owner paid $65k; list at $695k implies a 969% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,460 (70.4% 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 93 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.32% ✗
• Cap rate: 1.51%
• Cash-on-cash: -17.09%
• DSCR: 0.24
• GRM: 26.1

CMA / ARV

• ARV (median comp): $882,656
• List price: $695,000
• Delta: -21.26%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Overlook Dr	0.23mi	4/3.0 (+1)	2,874 (+7%)	11mo	$3,260,000	$1,134	62

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: 12.5%
• Equity multiple: 2.04×
• Total profit: $201,879
• Equity at exit: $626,111

10-year hold

• IRR: 12.9%
• Equity multiple: 4.77×
• Total profit: $733,019
• Equity at exit: $1,350,232

Cash invested: $194,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 12529

• Home prices YoY: 17.9%
• Price-to-rent: 26.1×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$588 /mo · $7,055/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-2,771

Break-even live

Break-even rent $5,724

Max offer price $205,460

Occupancy floor —

Sensitivity live

Price	-10% $-2,378	-5% $-2,574	+0% $-2,771	+5% $-2,968	+10% $-3,165
Rent	-10% $-2,946	-5% $-2,859	+0% $-2,771	+5% $-2,684	+10% $-2,596
Rate	-1.0pp $-2,421	-0.5pp $-2,594	base $-2,771	+0.5pp $-2,951	+1.0pp $-3,134

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $695,000 Active 93 DOM
2. 2026-06-18
   days on market $695,000 Active 92 DOM
3. 2026-06-17
   days on market $695,000 Active 91 DOM
4. 2026-06-16
   days on market $695,000 Active 90 DOM
5. 2026-06-15
   days on market $695,000 Active 89 DOM
6. 2026-06-14
   days on market $695,000 Active 87 DOM
7. 2026-06-12
   days on market $695,000 Active 86 DOM
8. 2026-06-09
   days on market $695,000 Active 83 DOM
9. 2026-06-08
   days on market $695,000 Active 82 DOM
10. 2026-06-07
    days on market $695,000 Active 81 DOM
11. 2026-06-07
    days on market $695,000 Active 80 DOM
12. 2026-06-04
    days on market $695,000 Active 77 DOM
13. 2026-06-02
    days on market $695,000 Active 76 DOM
14. 2026-06-01
    days on market $695,000 Active 75 DOM
15. 2026-05-31
    days on market $695,000 Active 74 DOM
16. 2026-05-31
    days on market $695,000 Active 73 DOM
17. 2026-03-18
    listed $695,000 Active 1331-char remark

    Show marketing remark (1331 chars)

    Offering privacy, quality construction, and an ideal location. Set in the heart of the Roe-Jan region of the Hudson Valley and at the edge of the Berkshires, this home is tucked privately among mature trees on nearly eight acres while remaining close to the center of town. Recently constructed by one of the region's top builders, the residence was designed with both quality and longevity in mind. Notable features are a durable metal roof and 'Hardie Board' clapboard siding, ensuring minimal maintenance. Inside, a welcoming entry foyer and mudroom provide a practical transition from outdoor to indoor living. The open-concept great room combines living and dining into one modern space for everyday living and entertaining. The kitchen anchors the room with a large breakfast bar, and a spacious office on this level provides flexibility. It could easily function as an additional sleeping space. Upstairs, the primary suite occupies half of the second floor, offering a private retreat complete with a spacious walk-in closet and an ensuite bath. Two generously sized guest bedrooms share a full guest bathroom. There is a large heated two-car garage with storage room with an adjacent fenced meadow. It is the perfect space to keep animals, for pets to roam safely, or simply a wide-open area for recreation and relaxation.

18. 2026-03-17
    historical $695,000 1331-char remark

    Show marketing remark (1331 chars)

    Offering privacy, quality construction, and an ideal location. Set in the heart of the Roe-Jan region of the Hudson Valley and at the edge of the Berkshires, this home is tucked privately among mature trees on nearly eight acres while remaining close to the center of town. Recently constructed by one of the region's top builders, the residence was designed with both quality and longevity in mind. Notable features are a durable metal roof and 'Hardie Board' clapboard siding, ensuring minimal maintenance. Inside, a welcoming entry foyer and mudroom provide a practical transition from outdoor to indoor living. The open-concept great room combines living and dining into one modern space for everyday living and entertaining. The kitchen anchors the room with a large breakfast bar, and a spacious office on this level provides flexibility. It could easily function as an additional sleeping space. Upstairs, the primary suite occupies half of the second floor, offering a private retreat complete with a spacious walk-in closet and an ensuite bath. Two generously sized guest bedrooms share a full guest bathroom. There is a large heated two-car garage with storage room with an adjacent fenced meadow. It is the perfect space to keep animals, for pets to roam safely, or simply a wide-open area for recreation and relaxation.

19. 2026-01-06
    historical
20. 2025-10-08
    listed $725,000 Active
21. 2025-07-30
    price $725,000
22. 2025-06-11
    price $799,000
23. 2025-02-26
    listed $849,000 Active
24. 2025-01-14
    listed $975,000
25. 2020-01-18
    historical
26. 2019-08-14
    soldstatus
27. 2019-08-09
    soldstatus $65,000
28. 2019-07-24
    soldstatus $65,000
29. 2017-07-16
    listed $75,000
30. 2017-07-16
    listed $69,000
31. 2017-07-16
    listed $75,000
32. 2017-06-30
    historical
33. 2016-08-02
    listed $75,000
34. 2015-06-30
    listed $75,000
35. 2015-06-15
    historical
36. 2011-06-08
    listed $84,000
37. 2011-06-08
    listed $84,000
38. 2003-03-28
    soldstatus $38,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $7,055 · $588/mo
• Projected year-2 tax: $7,802 · $650/mo
• Expected delta: +$747/yr (+$62/mo · 10.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $26,597
• − Mortgage interest: −$38,931
• − Property taxes: −$7,055
• − Insurance: −$3,475
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$20,218
• Taxable loss: −$47,337
• Est. tax savings @ 24.0%: +$11,361
• After-tax cash flow: $-21,893/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: Taconic Hills Central School District
• NCES district ID: 3628620
• Math proficiency: 53% ▲ 10.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $57,329
• Composite: 45.16/100
• National rank: #2676
• State rank: #335 of 590 in NY

Livability — Housatonic

• Score: 56/100
• State rank: #236
• US rank: #22509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,345

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Iranian 6% Slovak 5% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 1% Spanish 1% German/W. Germanic 1%

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: ▲ 69.61%
• Current HPI: 458.3911
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+1728.9% since first listed

22 events — show timeline

• 2026-03-18 Listed $695,000 HVCRMLS
• 2026-03-17 Coming Soon $695,000 HVCRMLS
• 2026-01-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $725,000 HVCRMLS
• 2025-06-11 Price Changed $799,000 HVCRMLS
• 2025-02-26 Listed $849,000 HVCRMLS
• 2025-01-14 Listed $975,000 HVCRMLS
• 2020-01-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-14 Sold (MLS) — HVCRMLS
• 2019-08-09 Sold (MLS) $65,000 BCMLS
• 2019-07-24 Sold (Public Records) $65,000 Public Records
• 2017-07-16 Listed $75,000 BCMLS
• 2017-07-16 Listed $69,000 HVCRMLS
• 2017-07-16 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-30 Listing Removed — BCMLS
• 2016-08-02 Listed $75,000 BCMLS
• 2015-06-30 Listed $75,000 HVCRMLS
• 2015-06-15 Listing Removed — Global MLS
• 2011-06-08 Listed $84,000 Global MLS
• 2011-06-08 Listed $84,000 HVCRMLS
• 2003-03-28 Sold (Public Records) $38,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $7,055 · +8.8% YoY. Source: county tax records.