30 Whitney Dr · Zena, NY 12498

$799,999

3 bd · 2.5 ba · 2,924 sqft · SingleFamily public records · 13 Days on market

Built 2005 3.35 ac lot Est $801k · at est.

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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 +7.6/15.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The moment you turn onto the long private drive, something shifts. The world quietly falls away, and by the time you arrive at this exceptional 3-bedroom, 2.5-bath colonial, you already know this is different. Set on 3.35 wooded acres just minutes from the cultural heart of Woodstock, this is move-in luxury with genuine soul. The first-floor primary suite is the story within the story. A generous walk-in closet sits privately behind its own door, alongside a spa-caliber ensuite that earns the word: an extra-large walk-in shower with multiple wall sprays and a rain showerhead, a 2-3-person sauna, a private water closet, and double sinks. This is not an amenity. This is a daily practice. The

Key facts

• Walk-in closet
• Wooded acres
• Spa-caliber ensuite

Tags

• PRIVATE DRIVE
• WOODED ACRES
• FIRST-FLOOR PRIMARY SUITE
• WALK-IN CLOSET
• SPA-CALIBER ENSUITE
• EXTRA-LARGE WALK-IN SHOWER

Property features AI

Exterior

• Parking: Driveway; Attached garage with garage door opener; Heated garage; 2-car garage
• Utilities: Septic tank; Electricity connected; Generator on property
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Garden; Mailbox; Rain gutters; Deck; Patio; Porch; Shed(s); Landscaped yard; Back yard and front yard; Level lot, partly wooded

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Freezer; Granite counters; Chef's kitchen
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump and other heating; Central air conditioning; Gas fireplace in living room (1 total fireplace)
• Interior features: First-floor bedroom; First-floor full bathroom; Chandelier; Chef's kitchen; Double vanity; Entrance foyer; Formal dining area; Granite countertops; High ceilings; Primary bathroom; Sauna; Soaking tub; Storage; Walk-in closets; Washer/dryer hookup; Full unfinished basement; Full walkup attic
• Laundry & utility: Laundry room; Washer hookup; Washer and dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $800k).

Location & tenants

• Location reads 60/100 on livability (#966 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: E R Crosby Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 303 students, 61% FRL); M Clifford Miller Middle School (math 21% / reading 37%, grade F, #566 of 729 statewide, top 78%, 822 students, 65% FRL); Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 70% FRL vs 45% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 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

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $800k implies a 1424% gain — meaningful room to come down on a strong offer.

Recommended offer $799,999

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. 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?
3. 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.
4. 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.
5. 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: 1.56% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $801,176
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Forestwood Dr	0.33mi	4/2.5 (+1)	2,489 (-15%)	3mo	$480,000	$193	53
36 Oriole Dr	0.74mi	4/2.5 (+1)	2,989 (+2%)	10mo	$660,000	$221	48
31 Carey Dr	0.46mi	4/2.5 (+1)	2,548 (-13%)	14mo	$699,000	$274	40
9 Fox Hollow Rd	0.60mi	3/2.5	2,527 (-14%)	21mo	$1,085,000	$429	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $127,193
• Equity at exit: $119,282

10-year hold

• IRR: 23.0%
• Equity multiple: 2.98×
• Total profit: $442,533
• Equity at exit: $69,169

Cash invested: $224,000 (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 12498

• Home prices YoY: -21.8%
• Active inventory: 71
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $12,500 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$1,320 /mo · $15,840/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,625
• Net cashflow: $4,026

Break-even live

Break-even rent $7,403

Max offer price $799,999

Occupancy floor 63%

Sensitivity live

Price	-10% $4,479	-5% $4,253	+0% $4,026	+5% $3,800	+10% $3,574
Rent	-10% $3,039	-5% $3,533	+0% $4,026	+5% $4,520	+10% $5,014
Rate	-1.0pp $4,429	-0.5pp $4,230	base $4,026	+0.5pp $3,819	+1.0pp $3,608

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Meher Cir Woodstock, NY	4.0	3.0	2714	$12,500	$4.61	44d	1	1.41mi

Listing history 9 events

1. 2026-06-08
   days on market $799,999 Active 13 DOM
2. 2026-06-07
   days on market $799,999 Active 12 DOM
3. 2026-06-03
   days on market $799,999 Active 8 DOM
4. 2026-06-02
   days on market $799,999 Active 7 DOM
5. 2026-06-01
   days on market $799,999 Active 6 DOM
6. 2026-05-31
   days on market $799,999 Active 5 DOM
7. 2026-05-30
   days on market $799,999 Active 4 DOM
8. 2026-05-26
   listed $799,999 Active
9. 2004-07-19
   soldstatus $52,500

ⓘ 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: $15,840 · $1,320/mo
• Projected year-2 tax: $15,840 · $1,320/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $150,000
• − Mortgage interest: −$44,812
• − Property taxes: −$15,840
• − Insurance: −$4,000
• − Repairs & maintenance: −$12,000
• − Management: −$12,000
• − Depreciation: −$23,273
• Taxable income: $38,075
• Est. tax owed @ 24.0%: −$9,138
• After-tax cash flow: $39,179/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: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

Livability — Zena

• Score: 60/100
• State rank: #966
• US rank: #18918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zena, NY
• Population (ZIP): 4,530

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Scotch-Irish 8% Italian 7% Romanian 5%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -96.28%
• Current HPI: 344.8651
• 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

+1423.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2004-07-19 Sold (Public Records) $52,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $15,840 · -9.0% YoY. Source: county tax records.