2 Whitfield Rd · Accord, NY 12404

$499,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 66 Days on market

Built 1875 1.70 ac lot $289/sqft · 7% above area Est $467k · 7% over

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Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +4.4/15.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully updated farmhouse is ready for its next chapter. Ideally situated near some of the Hudson Valley's most coveted destinations — just down the street from Inness, minutes from Minnewaska State Park Preserve and the Mohonk Preserve, and a short drive to the charming towns of Stone Ridge and New Paltz — this home puts world-class outdoor recreation and dining right at your doorstep. The updates are extensive and thoughtful: new roof, new septic system, most windows replaced, and the entire home was fully insulated and re-sheetrocked. An oversized solar array produces more than enough energy to power the mini-split system, which handles both heating and cooling year-round — with oil heat standing by as a reliable backup during extreme cold. The large, fully fenced backyard is perfect for summer barbecues and fire pit evenings, while mature trees provide a sense of privacy without sacrificing the mountain views visible from the upstairs bedrooms. There are three outdoor areas to enjoy, including a wraparound porch, back patio, and side patio directly off the sunroom. A two-car garage doubles as a fantastic workshop, a covered carport adds convenience, and a custom-built shed with electricity offers additional storage or workspace. Move-in ready and perfectly located — this one checks all the boxes.

Key facts

• 1.7 acre lot
• 2 garage spots
• Built 1875

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $431k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (28.0% below list).
• Recommended offer: $359k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.9% in Accord — 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 66/100 on livability (#638 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B+; Watch: crime F, amenities F, commute F.
• Rondout Valley Central School District (rural): math 39% / reading 51% proficiency, ranked #447 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marbletown Elementary School (math 52% / reading 64%, grade B-, #831 of 2,108 statewide, top 39%, 257 students, 36% FRL); Rondout Valley Junior High School (math 27% / reading 42%, grade F, #483 of 729 statewide, top 68%, 243 students, 42% FRL); Rondout Valley High School (math 87% / reading 64%, grade A-, #623 of 1,100 statewide, top 57%, 569 students, 41% FRL).
• Market conditions: 41 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $75k; list at $499k implies a 565% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $359,211 (28.0% 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 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1875 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (median comp): $467,045
• List price: $499,000
• Delta: 6.84%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-105,324
• Equity at exit: $74,403

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-123,455
• Equity at exit: $43,144

Cash invested: $139,720 (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 12404

• Home prices YoY: -11.9%
• Active inventory: 41
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,592 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-383

Break-even live

Break-even rent $4,077

Max offer price $431,381

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-242	+0% $-383	+5% $-524	+10% $-665
Rent	-10% $-667	-5% $-525	+0% $-383	+5% $-241	+10% $-99
Rate	-1.0pp $-131	-0.5pp $-256	base $-383	+0.5pp $-512	+1.0pp $-644

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $499,000 Active 66 DOM
2. 2026-06-19
   days on market $499,000 Active 64 DOM
3. 2026-06-18
   days on market $499,000 Active 63 DOM
4. 2026-06-17
   days on market $499,000 Active 62 DOM
5. 2026-06-16
   days on market $499,000 Active 61 DOM
6. 2026-06-15
   days on market $499,000 Active 60 DOM
7. 2026-06-14
   days on market $499,000 Active 58 DOM
8. 2026-06-12
   days on market $499,000 Active 57 DOM
9. 2026-06-09
   days on market $499,000 Active 54 DOM
10. 2026-06-08
    days on market $499,000 Active 53 DOM
11. 2026-06-07
    days on market $499,000 Active 52 DOM
12. 2026-06-03
    days on market $499,000 Active 48 DOM
13. 2026-06-02
    days on market $499,000 Active 47 DOM
14. 2026-06-01
    days on market $499,000 Active 46 DOM
15. 2026-05-31
    days on market $499,000 Active 45 DOM
16. 2026-05-30
    days on market $499,000 Active 44 DOM
17. 2026-05-13
    price $499,000 1348-char remark

    Show marketing remark (1348 chars)

    This fully updated farmhouse is ready for its next chapter. Ideally situated near some of the Hudson Valley's most coveted destinations — just down the street from Inness, minutes from Minnewaska State Park Preserve and the Mohonk Preserve, and a short drive to the charming towns of Stone Ridge and New Paltz — this home puts world-class outdoor recreation and dining right at your doorstep. The updates are extensive and thoughtful: new roof, new septic system, most windows replaced, and the entire home was fully insulated and re-sheetrocked. An oversized solar array produces more than enough energy to power the mini-split system, which handles both heating and cooling year-round — with oil heat standing by as a reliable backup during extreme cold. The large, fully fenced backyard is perfect for summer barbecues and fire pit evenings, while mature trees provide a sense of privacy without sacrificing the mountain views visible from the upstairs bedrooms. There are three outdoor areas to enjoy, including a wraparound porch, back patio, and side patio directly off the sunroom. A two-car garage doubles as a fantastic workshop, a covered carport adds convenience, and a custom-built shed with electricity offers additional storage or workspace. Move-in ready and perfectly located — this one checks all the boxes.

18. 2026-04-17
    listed $525,000 Active 1348-char remark

    Show marketing remark (1348 chars)

    This fully updated farmhouse is ready for its next chapter. Ideally situated near some of the Hudson Valley's most coveted destinations — just down the street from Inness, minutes from Minnewaska State Park Preserve and the Mohonk Preserve, and a short drive to the charming towns of Stone Ridge and New Paltz — this home puts world-class outdoor recreation and dining right at your doorstep. The updates are extensive and thoughtful: new roof, new septic system, most windows replaced, and the entire home was fully insulated and re-sheetrocked. An oversized solar array produces more than enough energy to power the mini-split system, which handles both heating and cooling year-round — with oil heat standing by as a reliable backup during extreme cold. The large, fully fenced backyard is perfect for summer barbecues and fire pit evenings, while mature trees provide a sense of privacy without sacrificing the mountain views visible from the upstairs bedrooms. There are three outdoor areas to enjoy, including a wraparound porch, back patio, and side patio directly off the sunroom. A two-car garage doubles as a fantastic workshop, a covered carport adds convenience, and a custom-built shed with electricity offers additional storage or workspace. Move-in ready and perfectly located — this one checks all the boxes.

19. 2026-04-13
    historical $525,000 1348-char remark

    Show marketing remark (1348 chars)

    This fully updated farmhouse is ready for its next chapter. Ideally situated near some of the Hudson Valley's most coveted destinations — just down the street from Inness, minutes from Minnewaska State Park Preserve and the Mohonk Preserve, and a short drive to the charming towns of Stone Ridge and New Paltz — this home puts world-class outdoor recreation and dining right at your doorstep. The updates are extensive and thoughtful: new roof, new septic system, most windows replaced, and the entire home was fully insulated and re-sheetrocked. An oversized solar array produces more than enough energy to power the mini-split system, which handles both heating and cooling year-round — with oil heat standing by as a reliable backup during extreme cold. The large, fully fenced backyard is perfect for summer barbecues and fire pit evenings, while mature trees provide a sense of privacy without sacrificing the mountain views visible from the upstairs bedrooms. There are three outdoor areas to enjoy, including a wraparound porch, back patio, and side patio directly off the sunroom. A two-car garage doubles as a fantastic workshop, a covered carport adds convenience, and a custom-built shed with electricity offers additional storage or workspace. Move-in ready and perfectly located — this one checks all the boxes.

20. 2017-08-14
    soldstatus $75,000 192-char remark

    Show marketing remark (192 chars)

    One of two contiguous five acre parcels with a nice mix of meadows and trees. Parcel will be delivered with an Ulster County Health Department septic permit. Restrictive covenants will apply.

21. 2017-05-15
    listed $75,000 192-char remark

    Show marketing remark (192 chars)

    One of two contiguous five acre parcels with a nice mix of meadows and trees. Parcel will be delivered with an Ulster County Health Department septic permit. Restrictive covenants will apply.

22. 2005-06-27
    soldstatus $340,000

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $6,591 · $549/mo
• Expected delta: +$1,842/yr (+$153/mo · 38.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,105
• − Mortgage interest: −$27,952
• − Property taxes: −$4,750
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,448
• − Management: −$3,448
• − Depreciation: −$14,516
• Taxable loss: −$13,504
• Est. tax savings @ 24.0%: +$3,241
• After-tax cash flow: $-1,352/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: Rondout Valley Central School District
• NCES district ID: 3624960
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $59,408
• Composite: 39.5/100
• National rank: #3949
• State rank: #447 of 590 in NY

Livability — Accord

• Score: 66/100
• State rank: #638
• US rank: #11891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Accord, NY
• Population (ZIP): 4,046

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 5% Cuban 3%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 1% German/W. Germanic 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: ▼ -46.90%
• Current HPI: 345.6723
• 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

+46.8% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $525,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-14 Sold (MLS) $75,000 HVCRMLS
• 2017-05-15 Listed $75,000 HVCRMLS
• 2005-06-27 Sold (Public Records) $340,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $4,750 · +3.1% YoY. Source: county tax records.