83 Hunt Rd · Plattekill, NY 12589

$365,000

4 bd · 2.5 ba · 2,268 sqft · SingleFamily public records · 11 Days on market

Built 1987 2.85 ac lot $161/sqft · 36% below area Est $575k · 36% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

ONE Owner-Pride of Ownership from the moment you drive in. SPACIOUS 25'Living Room + 25' Family Rm or(Office-Library,5th Bedroom)on each side of the 1st Level. Spacious rooms and (in home PRIVACY) NEW Kitchen in 2004 Instant hot water & reverse osmo faucets, 2 toe heaters, washer & dryer behind dble doors to save steps. Dog & cat lovers will love the pet exit/entrance door to the Decks and fenced yard. Huge detached Garage with windowed walls, high ceilings, radiant heat unit, wall of workbences, cabinets & generator hook-up.Garage under house (Left stall 11'w x 19'D, Right Stall 14'w x 21.5'D) Carport 32'w X 27'D SHOP 25'w X 22.5'D Room for Antique cars, Boat & Storage Mins to I-84& 1-87 Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:4+ Car Attached,

Key facts

• 2.85 acre lot
• 4 garage spots
• Built 1987

Property features AI

Exterior

• Parking: Attached parking; Detached parking; Carport (2 spaces); Driveway parking; Garage parking; Total parking for 10 vehicles; 4 garage spaces
• Utilities: Central Hudson electric service; Septic tank; Utilities: see remarks
• Home design: Single family residence
• Construction: Frame construction; Vinyl siding
• Exterior features: Vinyl siding; Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total rooms: 8; Attic with pull-down stairs; Full basement
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating (oil); Central air conditioning
• Interior features: First floor full bathroom; Eat-in kitchen; Formal dining room; Primary bathroom
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (36.7% below list).
• Recommended offer: $226k (38.2% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 1.9% in Plattekill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#831 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, employment A, housing B; Watch: cost of living D+, amenities F, commute F.
• Wallkill Central School District (suburban): math 54% / reading 56% proficiency, ranked #279 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Leptondale Elementary School (math 32% / reading 57%, grade F, #1,277 of 2,108 statewide, top 64%, 464 students, 28% FRL); John G Borden Middle School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 432 students, 37% FRL); Wallkill Senior High School (math 97% / reading 75%, grade A, #347 of 1,100 statewide, top 32%, 1,004 students, 34% FRL).
• Market conditions: 102 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 $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $280k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $225,553 (38.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 2.41%
• Cash-on-cash: -13.86%
• DSCR: 0.38
• GRM: 13.2

CMA / ARV

• ARV (median comp): $574,661
• List price: $365,000
• Delta: -36.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Summerset Dr	0.39mi	4/2.5	2,592 (+14%)	18mo	$659,000	$254	43
84 Quaker St	0.69mi	4/3.0	2,573 (+13%)	6mo	$631,000	$245	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.21×
• Total profit: $123,942
• Equity at exit: $328,821

10-year hold

• IRR: 14.5%
• Equity multiple: 5.16×
• Total profit: $424,769
• Equity at exit: $709,115

Cash invested: $102,200 (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 12589

• Home prices YoY: 5.2%
• Active inventory: 102
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,311 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$940 /mo · $11,278/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-1,180

Break-even live

Break-even rent $3,805

Max offer price $225,553

Occupancy floor —

Sensitivity live

Price	-10% $-974	-5% $-1,077	+0% $-1,180	+5% $-1,284	+10% $-1,387
Rent	-10% $-1,363	-5% $-1,272	+0% $-1,180	+5% $-1,089	+10% $-998
Rate	-1.0pp $-997	-0.5pp $-1,088	base $-1,180	+0.5pp $-1,275	+1.0pp $-1,371

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Pending 785-char remark
2. 2026-05-07
   listed $365,000 Active 785-char remark
3. 2012-09-11
   soldstatus $280,000
4. 2012-08-27
   soldstatus $280,000 831-char remark

   Show marketing remark (831 chars)

   ONE Owner-Pride of Ownership from the moment you drive in. SPACIOUS 25'Living Room + 25' Family Rm or(Office-Library,5th Bedroom)on each side of the 1st Level. Spacious rooms and (in home PRIVACY) NEW Kitchen in 2004 Instant hot water & reverse osmo faucets, 2 toe heaters, washer & dryer behind dble doors to save steps. Dog & cat lovers will love the pet exit/entrance door to the Decks and fenced yard. Huge detached Garage with windowed walls, high ceilings, radiant heat unit, wall of workbences, cabinets & generator hook-up.Garage under house (Left stall 11'w x 19'D, Right Stall 14'w x 21.5'D) Carport 32'w X 27'D SHOP 25'w X 22.5'D Room for Antique cars, Boat & Storage Mins to I-84& 1-87 Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:4+ Car Attached,

5. 2012-05-15
   listed $289,900 831-char remark

   Show marketing remark (831 chars)

   ONE Owner-Pride of Ownership from the moment you drive in. SPACIOUS 25'Living Room + 25' Family Rm or(Office-Library,5th Bedroom)on each side of the 1st Level. Spacious rooms and (in home PRIVACY) NEW Kitchen in 2004 Instant hot water & reverse osmo faucets, 2 toe heaters, washer & dryer behind dble doors to save steps. Dog & cat lovers will love the pet exit/entrance door to the Decks and fenced yard. Huge detached Garage with windowed walls, high ceilings, radiant heat unit, wall of workbences, cabinets & generator hook-up.Garage under house (Left stall 11'w x 19'D, Right Stall 14'w x 21.5'D) Carport 32'w X 27'D SHOP 25'w X 22.5'D Room for Antique cars, Boat & Storage Mins to I-84& 1-87 Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:4+ Car Attached,

6. 2012-05-15
   listed $289,900

   Show marketing remark (831 chars)

   ONE Owner-Pride of Ownership from the moment you drive in. SPACIOUS 25'Living Room + 25' Family Rm or(Office-Library,5th Bedroom)on each side of the 1st Level. Spacious rooms and (in home PRIVACY) NEW Kitchen in 2004 Instant hot water & reverse osmo faucets, 2 toe heaters, washer & dryer behind dble doors to save steps. Dog & cat lovers will love the pet exit/entrance door to the Decks and fenced yard. Huge detached Garage with windowed walls, high ceilings, radiant heat unit, wall of workbences, cabinets & generator hook-up.Garage under house (Left stall 11'w x 19'D, Right Stall 14'w x 21.5'D) Carport 32'w X 27'D SHOP 25'w X 22.5'D Room for Antique cars, Boat & Storage Mins to I-84& 1-87 Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:4+ Car Attached,

7. 2012-05-14
   historical
8. 2012-02-08
   listed $297,500
9. 2012-02-08
   listed $297,500
10. 1987-08-20
    soldstatus $167,700

ⓘ 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: $11,278 · $940/mo
• Projected year-2 tax: $11,278 · $940/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $27,731
• − Mortgage interest: −$20,446
• − Property taxes: −$11,278
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$10,618
• Taxable loss: −$20,873
• Est. tax savings @ 24.0%: +$5,009
• After-tax cash flow: $-9,155/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: Wallkill Central School District
• NCES district ID: 3629790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $72,323
• Composite: 49.06/100
• National rank: #2057
• State rank: #279 of 590 in NY

Livability — Plattekill

• Score: 62/100
• State rank: #831
• US rank: #16115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,639

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 15% Other Indo-European 2%

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: ▲ 15.97%
• Current HPI: 323.1502
• 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

+117.7% since first listed

10 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-11 Sold (Public Records) $280,000 Public Records
• 2012-08-27 Sold (MLS) $280,000 OneKey® MLS as Distributed by MLS Grid
• 2012-05-15 Listed $289,900 HVCRMLS
• 2012-05-15 Listed $289,900 OneKey® MLS as Distributed by MLS Grid
• 2012-05-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-02-08 Listed $297,500 OneKey® MLS as Distributed by MLS Grid
• 2012-02-08 Listed $297,500 HVCRMLS
• 1987-08-20 Sold (Public Records) $167,700 Public Records

Property tax history

+1.6%/yr

Latest (2025): $11,278 · -0.9% YoY. Source: county tax records.