13 Mount Pleasant Rd · Phoenicia, NY 12457

$239,900

3 bd · 1.0 ba · 1,562 sqft · SingleFamily public records · 32 Days on market

Built 1900 1.00 ac lot $154/sqft · 59% below area

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Why this score? — see what drove the B+ 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
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is across the street from the Esopus River, which is a famous Trout fishing stream. Minutes to Phoenicia NY, Emerson Spa and Resort and less than thirty minutes to Woodstock, NY. Home is situated on a one acre private wooded parcel. This home has great bonesbut needs total renovations. A Diamond in the rough come redo this one to your liking. Also a great opportunity for any and all flippers.

Key facts

• Esopus river
• Trout fishing stream
• Private parcel

Tags

• ESOPUS RIVER
• TROUT FISHING STREAM
• ONE ACRE WOODED PARCEL
• PRIVATE PARCEL

Property features AI

Exterior

• Parking: Private driveway; Off-street parking; Garage (1 car); Total parking for 4 vehicles
• Utilities: Septic tank; Water connected
• Home design: Single family residence; Two levels
• Construction: Frame construction; Vinyl siding
• Exterior features: Back yard; Near school; Not waterfront

Interior

• Kitchen: No appliances listed
• Flooring: Hardwood; Linoleum; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: Open kitchen; Walk-through kitchen; Full basement; Crawl attic; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#300 in NY, #4,845 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: crime D+, commute D+, amenities D.
• Onteora Central School District (rural): math 58% / reading 59% proficiency, ranked #288 of 755 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Phoenicia Elementary School (math 30% / reading 50%, grade F, #1,418 of 2,108 statewide, top 68%, 125 students, 40% FRL); Onteora Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 171 students, 44% FRL); Onteora High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 413 students, 44% FRL).
• Market conditions: 9 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (2.3% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 1.70% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.26%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $583,448
• List price: $239,900
• Delta: -58.88%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Riseley Rd	0.11mi	3/2.0	1,630 (+4%)	14mo	$629,500	$386	72
5311 Route 212	0.57mi	3/2.0	1,568 (+0%)	13mo	$310,000	$198	58

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

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.47×
• Total profit: $98,703
• Equity at exit: $98,287

10-year hold

• IRR: 28.2%
• Equity multiple: 4.77×
• Total profit: $253,227
• Equity at exit: $144,404

Cash invested: $67,172 (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 12457

• Home prices YoY: 0.6%
• Active inventory: 9
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $4,072 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$100
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $1,233

Break-even live

Break-even rent $2,511

Max offer price $239,900

Occupancy floor 65%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $239,900 Pending 32 DOM

   Show marketing remark (405 chars)

   This home is across the street from the Esopus River, which is a famous Trout fishing stream. Minutes to Phoenicia NY, Emerson Spa and Resort and less than thirty minutes to Woodstock, NY. Home is situated on a one acre private wooded parcel. This home has great bonesbut needs total renovations. A Diamond in the rough come redo this one to your liking. Also a great opportunity for any and all flippers.

2. 2026-06-16
   days on market $239,900 Active 32 DOM
3. 2026-06-15
   days on market $239,900 Active 31 DOM
4. 2026-06-14
   days on market $239,900 Active 29 DOM
5. 2026-06-12
   days on market $239,900 Active 28 DOM
6. 2026-06-09
   days on market $239,900 Active 25 DOM
7. 2026-06-08
   days on market $239,900 Active 24 DOM
8. 2026-06-07
   days on market $239,900 Active 23 DOM
9. 2026-06-05
   days on market $239,900 Active 20 DOM
10. 2026-06-02
    days on market $239,900 Active 18 DOM
11. 2026-06-01
    days on market $239,900 Active 17 DOM
12. 2026-05-31
    days on market $239,900 Active 16 DOM
13. 2026-05-30
    days on market $239,900 Active 15 DOM
14. 2026-05-15
    listed $239,900 Active 405-char remark

    Show marketing remark (405 chars)

    This home is across the street from the Esopus River, which is a famous Trout fishing stream. Minutes to Phoenicia NY, Emerson Spa and Resort and less than thirty minutes to Woodstock, NY. Home is situated on a one acre private wooded parcel. This home has great bonesbut needs total renovations. A Diamond in the rough come redo this one to your liking. Also a great opportunity for any and all flippers.

15. 2026-05-15
    listed $239,900 Active 402-char remark

    Show marketing remark (405 chars)

    This home is across the street from the Esopus River, which is a famous Trout fishing stream. Minutes to Phoenicia NY, Emerson Spa and Resort and less than thirty minutes to Woodstock, NY. Home is situated on a one acre private wooded parcel. This home has great bonesbut needs total renovations. A Diamond in the rough come redo this one to your liking. Also a great opportunity for any and all flippers.

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,035/yr (+$86/mo · 52.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $48,868
• − Mortgage interest: −$13,438
• − Property taxes: −$1,985
• − Insurance: −$6,724
• − Repairs & maintenance: −$3,909
• − Management: −$3,909
• − Depreciation: −$6,979
• Taxable income: $11,923
• Est. tax owed @ 24.0%: −$2,861
• After-tax cash flow: $11,938/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: Onteora Central School District
• NCES district ID: 3621840
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $56,997
• Composite: 52.17/100
• National rank: #3482
• State rank: #288 of 755 in NY

Livability — Phoenicia

• Score: 74/100
• State rank: #300
• US rank: #4845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,171

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 1%
• Common ancestry: Lithuanian 5% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · German/W. Germanic 5%

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: ▲ 2.28%
• Current HPI: 364.2502
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-17 Pending — HVCRMLS
• 2026-06-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $239,900 HVCRMLS

Property tax history

+0.7%/yr

Latest (2025): $1,985 · -13.8% YoY. Source: county tax records.