128 Vineyard Ave #206 · Highland, NY 12528

$254,999

1 bd · 1.0 ba · 730 sqft · Condo · 118 Days on market

Built 2019 Good condition $349/sqft · 9% below area Est $280k · 9% under $376/mo HOA · 19% of rent

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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 +11.6/15.0
• Schools +6.3/10.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Highbridge Crossing, a modern river-town condominium building with direct access to the Hudson Valley Rail Trail in the heart of Highland, N. Y. This 730-square-foot second-floor residence blends smart design, comfort and easy outdoor living--ideal for low-maintenance living without sacrificing style. The open-concept layout features large windows and seamless flow throughout. The custom kitchen offers contemporary cabinetry, quartz countertops and premium appliances. The spacious bath includes a deep soaking tub, heated towel racks and generous built-in storage, while the in-unit washer and dryer add everyday convenience rarely found at this size.

Key facts

• Custom kitchen
• Quartz countertops
• Premium appliances

Tags

• CUSTOM KITCHEN
• QUARTZ COUNTERTOPS
• PREMIUM APPLIANCES
• DEEP SOAKING TUB
• HEATED TOWEL RACKS
• GENEROUS BUILT-IN STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (23.5% below list).
• Recommended offer: $169k (33.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#251 in NY, #3,941 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• Highland Central School District (suburban): math 50% / reading 69% proficiency, ranked #227 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Elementary School (math 46% / reading 67%, grade C+, #899 of 2,108 statewide, top 43%, 638 students, 38% FRL); Highland Middle School (math 27% / reading 57%, grade D-, #379 of 729 statewide, top 54%, 376 students, 42% FRL); Highland High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 512 students, 41% FRL).
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 118 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,505 (33.9% 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 118 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.05%
• DSCR: 0.55
• GRM: 10.9

CMA / ARV

• ARV (median comp): $280,274
• List price: $254,999
• Delta: -9.02%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Vineyard Ave #106	0.01mi	1/1.0	803 (+10%)	1mo	$265,000	$330	82
53 Grand St Unit town road	0.68mi	2/1.0 (+1)	728 (-0%)	21mo	$189,000	$260	45
32 Hurlihe Unit C	1.90mi	1/1.0	900 (+23%)	0mo	$175,000	$194	40
32 Hurlihe St Apt A	1.90mi	1/1.0	900 (+23%)	4mo	$189,900	$211	37
549 Gregory Ct	0.79mi	2/1.0 (+1)	946 (+30%)	1mo	$308,000	$326	34
791 Gregory Ct	0.77mi	2/1.0 (+1)	946 (+30%)	5mo	$305,000	$322	31
787 Gregory Ct	1.09mi	2/1.0 (+1)	946 (+30%)	5mo	$300,000	$317	31
660 Gregory Ct	1.15mi	2/1.0 (+1)	946 (+30%)	11mo	$300,000	$317	26
329 Gregory Ct	1.04mi	2/1.0 (+1)	946 (+30%)	12mo	$308,500	$326	25
100 Gerald Dr Unit B	1.90mi	2/1.0 (+1)	900 (+23%)	14mo	$210,000	$233	23
777 Gregory Ct	0.77mi	2/1.0 (+1)	946 (+30%)	17mo	$285,000	$301	21
216 New Paltz Rd	1.47mi	2/1.0 (+1)	516 (-29%)	19mo	$148,000	$287	19

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: -34.2%
• Equity multiple: -0.11×
• Total profit: $-79,131
• Equity at exit: $38,021

10-year hold

• IRR: -42.3%
• Equity multiple: -0.64×
• Total profit: $-116,869
• Equity at exit: $22,048

Cash invested: $71,400 (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 12528

• Home prices YoY: -20.5%
• Active inventory: 161
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$376
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-598

Break-even live

Break-even rent $2,707

Max offer price $168,505

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-510	+0% $-598	+5% $-686	+10% $-774
Rent	-10% $-752	-5% $-675	+0% $-598	+5% $-521	+10% $-444
Rate	-1.0pp $-469	-0.5pp $-533	base $-598	+0.5pp $-664	+1.0pp $-731

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 New Paltz Rd Unit 2D Highland, NY	2.0	1.0	750	$1,950	$2.60	1d	1	0.92mi

Property features AI

Finance

• Other: Solar energy generation
• HOA & community: Has an associationAnnual association feeAssociation amenities include landscaping, grounds maintenance, parking, recreation facilities, snow removal and trashAssociation fee covers common area and exterior maintenance, grounds care, sewer, snow removal, trash and water

Exterior

• Parking: One assigned parking spacePrivate parking lot with assigned and common spacesShared drivewayElectric vehicle charging station(s)
• Security: Key card entryVideo camerasFire alarmFire sprinkler systemSmoke detectors
• Utilities: Central Hudson electric servicePublic sewerElectricity connectedWater connectedCable connectedPhone connectedSewer connectedTrash collection (private)
• Home design: CondominiumOne level (entry level 2)Two stories totalActual property condition
• Construction: Frame constructionVinyl sidingFoam insulationSlab foundation
• Exterior features: Foam insulationFrame construction with vinyl sidingPartial fencingFire alarm and smoke detectorsFire sprinkler systemKey card entryVideo camerasSlab foundationBorders state landCleared and partially wooded lotLandscapedSecluded settingNo waterfront

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorStainless steel appliancesExhaust fan
• Bedrooms: First-floor bedroom
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central airAir purification systemDuctworkElectric coolingForced air heatingElectric heatingDucted heatingENERGY STAR qualified equipmentHeat recovery systemElectric water heater
• Interior features: First-floor bedroom and full bathroomBreakfast barCeiling fansEat-in kitchenHigh ceilingsHis and hers closetsKitchen islandOpen floorplanPantryQuartz/Quartzite countersRecessed lightingStorageWasher/dryer hookupBlindsDouble-pane insulated windowsNew windowsAccessible bedroom, central living area, closets, full bath, kitchen and kitchen appliancesIntercom
• Laundry & utility: Washer hookupElectric dryer hookupWasher and dryer included

HOA detail $376/mo · $4,512/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-23
   days on market $254,999 Active 118 DOM
2. 2026-08-22
   days on market $254,999 Active 117 DOM
3. 2026-08-21
   days on market $254,999 Active 116 DOM
4. 2026-08-20
   days on market $254,999 Active 115 DOM
5. 2026-08-19
   days on market $254,999 Active 114 DOM
6. 2026-08-18
   days on market $254,999 Active 113 DOM
7. 2026-08-17
   days on market $254,999 Active 112 DOM
8. 2026-08-16
   days on market $254,999 Active 111 DOM
9. 2026-08-15
   days on market $254,999 Active 110 DOM
10. 2026-08-13
    days on market $254,999 Active 108 DOM
11. 2026-08-12
    days on market $254,999 Active 107 DOM
12. 2026-08-11
    days on market $254,999 Active 106 DOM
13. 2026-08-10
    days on market $254,999 Active 105 DOM
14. 2026-08-09
    days on market $254,999 Active 104 DOM
15. 2026-08-08
    days on market $254,999 Active 103 DOM
16. 2026-08-07
    days on market $254,999 Active 102 DOM
17. 2026-08-06
    days on market $254,999 Active 101 DOM
18. 2026-08-05
    days on market $254,999 Active 100 DOM
19. 2026-08-04
    days on market $254,999 Active 99 DOM
20. 2026-08-03
    days on market $254,999 Active 98 DOM
21. 2026-07-31
    days on market $254,999 Active 95 DOM
22. 2026-07-29
    days on market $254,999 Active 93 DOM
23. 2026-07-27
    days on market $254,999 Active 91 DOM
24. 2026-07-25
    days on market $254,999 Active 89 DOM
25. 2026-07-24
    days on market $254,999 Active 88 DOM
26. 2026-07-23
    pricedays on market $254,999 Active 87 DOM
27. 2026-07-16
    days on market $265,000 Active 85 DOM
28. 2026-07-15
    days on market $265,000 Active 84 DOM
29. 2026-07-14
    days on market $265,000 Active 83 DOM
30. 2026-07-13
    days on market $265,000 Active 82 DOM
31. 2026-07-12
    days on market $265,000 Active 81 DOM
32. 2026-07-12
    days on market $265,000 Active 80 DOM
33. 2026-07-10
    days on market $265,000 Active 79 DOM
34. 2026-07-09
    days on market $265,000 Active 78 DOM
35. 2026-07-07
    days on market $265,000 Active 76 DOM
36. 2026-07-06
    days on market $265,000 Active 75 DOM
37. 2026-07-05
    days on market $265,000 Active 74 DOM
38. 2026-07-05
    days on market $265,000 Active 73 DOM
39. 2026-07-03
    days on market $265,000 Active 72 DOM
40. 2026-07-03
    days on market $265,000 Active 71 DOM
41. 2026-07-01
    days on market $265,000 Active 70 DOM
42. 2026-06-30
    days on market $265,000 Active 69 DOM
43. 2026-06-29
    days on market $265,000 Active 68 DOM
44. 2026-06-28
    days on market $265,000 Active 67 DOM
45. 2026-06-27
    days on market $265,000 Active 66 DOM
46. 2026-06-26
    days on market $265,000 Active 65 DOM
47. 2026-06-22
    days on market $265,000 Active 61 DOM
48. 2026-06-21
    days on market $265,000 Active 60 DOM
49. 2026-06-21
    days on market $265,000 Active 59 DOM
50. 2026-06-18
    days on market $265,000 Active 57 DOM

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $23,400
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$4,512
• − Depreciation: −$7,418
• Taxable loss: −$11,658
• Est. tax savings @ 24.0%: +$2,798
• After-tax cash flow: $-4,375/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $3,650–$10,950 screening

This modern, well-maintained multi-family unit in a desirable location offers a good condition with minimal repairs needed. It is ideal for low-maintenance living and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Flooring replacement (every 10-15 years) — Concrete flooring may need replacement for a more modern look and better durability. ↑
• Both Kitchen appliances (every 10-15 years) — Modern appliances can increase both resale and rental value. ↑
• Both Bathroom fixtures (every 10-15 years) — Upgraded fixtures can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Highland Elementary School C+ NY #899/2,108 Nat'l #9,263/41,679 Middle Highland Middle School D- NY #379/729 Nat'l #5,398/14,009 High Highland High School A+ NY #265/1,100 Nat'l #453/17,239

Schools (NCES district)

• District: Highland Central School District
• NCES district ID: 3614400
• Math proficiency: 50% ▼ -3.00%
• Reading proficiency: 69% ▲ 14.00%
• Median HH income: $63,600
• Composite: 51.89/100
• National rank: #1652
• State rank: #227 of 590 in NY

B Composite livability gradescore 75/100

Livability — Highland

• Score: 75/100
• State rank: #251
• US rank: #3941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, NY
• County: Ulster · 175,887 people
• Metro: Kingston, NY
• Population (ZIP): 13,818
• Household income: $89,096
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 10% Two or more races 9% Asian 7% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 9% Vietnamese 6% Other Indo-European 2%

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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: ▼ -84.26%
• Current HPI: 327.3196
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Solar energy generation
• HOA & community: Has an associationAnnual association feeAssociation amenities include landscaping, grounds maintenance, parking, recreation facilities, snow removal and trashAssociation fee covers common area and exterior maintenance, grounds care, sewer, snow removal, trash and water

Exterior

• Parking: One assigned parking spacePrivate parking lot with assigned and common spacesShared drivewayElectric vehicle charging station(s)
• Security: Key card entryVideo camerasFire alarmFire sprinkler systemSmoke detectors
• Utilities: Central Hudson electric servicePublic sewerElectricity connectedWater connectedCable connectedPhone connectedSewer connectedTrash collection (private)
• Home design: CondominiumOne level (entry level 2)Two stories totalActual property condition
• Construction: Frame constructionVinyl sidingFoam insulationSlab foundation
• Exterior features: Foam insulationFrame construction with vinyl sidingPartial fencingFire alarm and smoke detectorsFire sprinkler systemKey card entryVideo camerasSlab foundationBorders state landCleared and partially wooded lotLandscapedSecluded settingNo waterfront

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorStainless steel appliancesExhaust fan
• Bedrooms: First-floor bedroom
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central airAir purification systemDuctworkElectric coolingForced air heatingElectric heatingDucted heatingENERGY STAR qualified equipmentHeat recovery systemElectric water heater
• Interior features: First-floor bedroom and full bathroomBreakfast barCeiling fansEat-in kitchenHigh ceilingsHis and hers closetsKitchen islandOpen floorplanPantryQuartz/Quartzite countersRecessed lightingStorageWasher/dryer hookupBlindsDouble-pane insulated windowsNew windowsAccessible bedroom, central living area, closets, full bath, kitchen and kitchen appliancesIntercom
• Laundry & utility: Washer hookupElectric dryer hookupWasher and dryer included

Price history

+12225.6% since first listed

5 events — show timeline

• 2026-04-17 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-04 Rental Removed $2,150 APPFOLIO
• 2024-11-08 Listed for Rent $2,150 APPFOLIO