11 Whitbeck St · Coxsackie, NY 12051

$249,999

3 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 1 Days on market

Built 1930 0.51 ac lot Est $300k · 17% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Invest in a great fixer upper! Old style home with plenty of character in the village of Coxsackie. Walking distance to local amenities. 3 Bedroom 1 Bath needs significant repair. Lots of amazing period details: hardwood floors throughout, unique tin ceiling, large fireplace and mantle and a covered front porch. The oil heating system is in good working order with a 10 year old boiler. Two large parlors on the first floor, a large dining room and eat-in kitchen with access to the backyard. Unheated addition off the back has potential to be a bedroom or office/studio space. A beautiful period staircase leads to 3 bedrooms and one full bath upstairs. The shower is currently not working. Sits on a half acre with off street parking and space for a garage. Property backs up to the railroad tracks

Key facts

• Quartz counters
• Fresh paint
• New kitchen cabinets

Tags

• NEW LVP FLOORING
• NEW KITCHEN CABINETS
• QUARTZ COUNTERS
• LARGE OPEN CONCEPT KITCHEN
• FRESH PAINT

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 0.51 acre

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two bedrooms on the second level; One bedroom on the first level
• Bathrooms: One full bathroom (second level); One half bathroom (first level)
• Heating & cooling: Oil heating
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.6% vs local median 3.2% in Coxsackie — 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 73/100 on livability (#310 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $108k; list at $250k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,999

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $300,384
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Whitbeck St	0.00mi	3/1.0	1,788 (0%)	18mo	$107,500	$60	85
265 Mansion St	0.19mi	3/1.5	1,793 (+0%)	23mo	$130,000	$73	69
4 Lawrence Ave	0.09mi	3/1.5	1,521 (-15%)	9mo	$255,000	$168	61
181 Mansion St	0.23mi	3/2.0	2,019 (+13%)	9mo	$301,500	$149	56
74 Lafayette Ave	0.55mi	3/2.0	1,834 (+3%)	12mo	$340,000	$185	56
29 Apple Blossom Ln	0.61mi	4/2.5 (+1)	2,000 (+12%)	12mo	$355,000	$178	31

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: 30.3%
• Equity multiple: 3.38×
• Total profit: $166,928
• Equity at exit: $225,219

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $467,567
• Equity at exit: $485,693

Cash invested: $70,000 (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 12051

• Home prices YoY: 17.7%
• Active inventory: 48
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$354 /mo · $4,251/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $482

Break-even live

Break-even rent $2,240

Max offer price $249,999

Occupancy floor 78%

Sensitivity live

Price	-10% $624	-5% $553	+0% $482	+5% $411	+10% $341
Rent	-10% $257	-5% $369	+0% $482	+5% $595	+10% $707
Rate	-1.0pp $608	-0.5pp $546	base $482	+0.5pp $417	+1.0pp $351

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Van Dyck St Coxsackie, NY	3.0	2.0	1380	$2,850	$2.07	14d	1	0.47mi

Listing history 2 events

1. 2026-06-17
   remarks 442-char remark
2. 2026-06-17
   listed $249,999 Active 1 DOM

ⓘ 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: $4,251 · $354/mo
• Projected year-2 tax: $4,251 · $354/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $34,200
• − Mortgage interest: −$14,004
• − Property taxes: −$4,251
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$7,273
• Taxable income: $1,951
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $5,317/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Coxsackie

• Score: 73/100
• State rank: #310
• US rank: #5149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coxsackie, NY
• Population (ZIP): 5,706

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 371.238
• 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

+163.2% since first listed

4 events — show timeline

• 2026-06-17 Listed $249,999 Global MLS
• 2025-01-16 Sold (Public Records) $107,500 Public Records
• 2024-12-23 Sold (MLS) $107,500 HVCRMLS
• 2024-06-01 Listed $95,000 HVCRMLS

Property tax history

+4.8%/yr

Latest (2025): $4,251 · +9.7% YoY. Source: county tax records.