0 Lockwood And Schuderhook Rd · Upper Red Hook, NY 12534

$150,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 23 Days on market

Built 2002 2.10 ac lot $195/sqft · 51% below area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away on over 2 private acres in the scenic town of Livingston, this charming upstate cottage offers the perfect escape from everyday life. With just over 900 square feet of cozy living space, this rustic retreat is ideal for weekend getaways, hunting trips, or anyone seeking a peaceful connection to nature. A welcoming front porch invites you to relax and take in the serene surroundings, while inside, a wood-burning stove creates a warm and inviting atmosphere - perfect for crisp upstate evenings. The cabin features a full bathroom and an open, functional layout designed for comfort and simplicity. Surrounded by nature and located on a tranquil stream, this property is a dream for outdoor enthusiasts--whether you're hunting, hiking, or simply enjoying the sounds of the outdoors. Offering privacy, charm, and endless potential, this is a rare opportunity to own your own slice of upstate New York. Whether you're looking for a weekend retreat, seasonal getaway, or rustic investment property, this Livingston gem delivers the ultimate escape. Cash offers only.

Key facts

• Private acres
• Tranquil stream
• Front porch

Tags

• PRIVATE ACRES
• WOOD BURNING STOVE
• FRONT PORCH
• TRANQUIL STREAM
• RUSTIC RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 1.7% in Upper Red Hook — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Pine Plains Central School District (rural): math 55% / reading 50% proficiency, ranked #372 of 755 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+10.9%/yr); 161 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 + 8.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y 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

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

Recommended offer $147,750 (1.5% below list)

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.49% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $358,501
• List price: $150,000
• Delta: -58.16%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Cottonwood Rd	0.21mi	3/1.0 (+1)	864 (+12%)	13mo	$355,000	$411	54
114-115 Whitman Rd	0.39mi	2/1.0	682 (-11%)	17mo	$166,525	$244	49
77 Shore Dr	0.72mi	2/1.0	864 (+12%)	23mo	$630,000	$729	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 4.31×
• Total profit: $138,925
• Equity at exit: $135,132

10-year hold

• IRR: 38.5%
• Equity multiple: 10.59×
• Total profit: $402,667
• Equity at exit: $291,417

Cash invested: $42,000 (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 12534

• Home prices YoY: 5.6%
• Rents YoY: 10.9%
• Active inventory: 161
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $713

Break-even live

Break-even rent $1,327

Max offer price $150,000

Occupancy floor 63%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-10
   status Pending 1077-char remark

   Show marketing remark (1077 chars)

   Tucked away on over 2 private acres in the scenic town of Livingston, this charming upstate cottage offers the perfect escape from everyday life. With just over 900 square feet of cozy living space, this rustic retreat is ideal for weekend getaways, hunting trips, or anyone seeking a peaceful connection to nature. A welcoming front porch invites you to relax and take in the serene surroundings, while inside, a wood-burning stove creates a warm and inviting atmosphere - perfect for crisp upstate evenings. The cabin features a full bathroom and an open, functional layout designed for comfort and simplicity. Surrounded by nature and located on a tranquil stream, this property is a dream for outdoor enthusiasts--whether you're hunting, hiking, or simply enjoying the sounds of the outdoors. Offering privacy, charm, and endless potential, this is a rare opportunity to own your own slice of upstate New York. Whether you're looking for a weekend retreat, seasonal getaway, or rustic investment property, this Livingston gem delivers the ultimate escape. Cash offers only.

2. 2026-05-09
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Tucked away on over 2 private acres in the scenic town of Livingston, perfect escape from everyday life. Surrounded by nature and located on a tranquil stream, this property is a dream for outdoor enthusiasts—whether you're hunting, hiking, or simply enjoying the sounds of the outdoors. Offering privacy, charm, and endless potential, this is a rare opportunity to own your own slice of upstate New York. Whether you're looking for a weekend retreat, seasonal getaway, or rustic investment property, this Livingston gem delivers the ultimate escape. Cash offers only.

3. 2026-04-15
   listed $150,000 Active 1077-char remark

   Show marketing remark (577 chars)

   Tucked away on over 2 private acres in the scenic town of Livingston, perfect escape from everyday life. Surrounded by nature and located on a tranquil stream, this property is a dream for outdoor enthusiasts—whether you're hunting, hiking, or simply enjoying the sounds of the outdoors. Offering privacy, charm, and endless potential, this is a rare opportunity to own your own slice of upstate New York. Whether you're looking for a weekend retreat, seasonal getaway, or rustic investment property, this Livingston gem delivers the ultimate escape. Cash offers only.

4. 2026-04-15
   listed $150,000 Active 577-char remark

   Show marketing remark (577 chars)

   Tucked away on over 2 private acres in the scenic town of Livingston, perfect escape from everyday life. Surrounded by nature and located on a tranquil stream, this property is a dream for outdoor enthusiasts—whether you're hunting, hiking, or simply enjoying the sounds of the outdoors. Offering privacy, charm, and endless potential, this is a rare opportunity to own your own slice of upstate New York. Whether you're looking for a weekend retreat, seasonal getaway, or rustic investment property, this Livingston gem delivers the ultimate escape. Cash offers only.

5. 2022-10-10
   historical
6. 2022-01-31
   soldstatus $150,000
7. 2021-10-07
   listed $199,000
8. 2021-09-29
   soldstatus $30,000
9. 2021-02-05
   listed $44,400
10. 2019-10-06
    listed $700,000
11. 2019-10-01
    historical
12. 2017-10-01
    listed $995,000
13. 2017-10-01
    listed $995,000
14. 2017-09-18
    historical
15. 2016-09-18
    listed $995,000
16. 2016-09-18
    listed $995,000
17. 2016-06-01
    historical
18. 2014-06-01
    listed $1,495,000
19. 2014-06-01
    listed $1,495,000
20. 2014-03-31
    historical
21. 2013-04-19
    listed $249,995
22. 2011-03-21
    listed $60,000
23. 2010-07-02
    listed $109,000

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$74/yr (+$6/mo · 3.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $26,749
• − Mortgage interest: −$8,402
• − Property taxes: −$2,387
• − Insurance: −$750
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$4,364
• Taxable income: $6,567
• Est. tax owed @ 24.0%: −$1,576
• After-tax cash flow: $6,980/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: Pine Plains Central School District
• NCES district ID: 3623040
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $66,189
• Composite: 48.33/100
• National rank: #4688
• State rank: #372 of 755 in NY

Livability — Upper Red Hook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Columbia County · 17,176 people
• Metro: Hudson, NY
• Population (ZIP): 17,176
• Household income: $72,741
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1083.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 7% Black 7% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Chinese 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: ▲ 25.98%
• Current HPI: 490.0412
• Rent YoY: ▲ 10.88%
• Metro: Hudson, NY
• 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

+37.6% since first listed

23 events — show timeline

• 2026-05-10 Pending — HVCRMLS
• 2026-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Listed $150,000 HVCRMLS
• 2026-04-15 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-01-31 Sold (MLS) $150,000 HVCRMLS
• 2021-10-07 Listed $199,000 HVCRMLS
• 2021-09-29 Sold (MLS) $30,000 Global MLS
• 2021-02-05 Listed $44,400 Global MLS
• 2019-10-06 Listed $700,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-01 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-01 Listed $995,000 HVCRMLS
• 2017-09-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-09-18 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-18 Listed $995,000 HVCRMLS
• 2016-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-06-01 Listed $1,495,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-01 Listed $1,495,000 HVCRMLS
• 2014-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-19 Listed $249,995 OneKey® MLS as Distributed by MLS Grid
• 2011-03-21 Listed $60,000 HVCRMLS
• 2010-07-02 Listed $109,000 HVCRMLS

Property tax history

+4.4%/yr

Latest (2025): $2,387 · +2.6% YoY. Source: county tax records.