107 Sterling Pl #107 · Highland, NY 12528

$310,000

2 bd · 1.5 ba · 1,270 sqft · Condo · 48 Days on market

Built 1988 Good condition $244/sqft · 11% below area Est $349k · 11% under $55/mo HOA · 2% of rent ↓ 7% since listing

---

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 +12.5/15.0
• Cash flow +12.2/30.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity – Desirable Bridgeview Townhome Community Come join the wonderful Bridgeview community—Tucked away for privacy, yet conveniently located with a small shopping plaza out front and scenic wooded trails in the back, Bridgeview offers both comfort and convenience. This well-maintained home features recent updates, including brand-new flooring throughout, a 7 year roof, a new hot water heater and updated bathrooms. The layout offers two bedrooms, plus an additional flexible space that can serve as a guest bedroom, den, or home office—perfect for today’s remote work lifestyle.

Key facts

• In-ground pool
• Brand-new flooring
• Clubhouse

Tags

• BRIDGEVIEW TOWNHOME COMMUNITY
• BRAND-NEW FLOORING
• THREE-SEASON ROOM
• IN-GROUND POOL
• CLUBHOUSE
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (12.9% below list).
• Recommended offer: $270k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Highland — 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 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• This rent runs 36% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 48 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $269,911 (12.9% 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 48 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.87% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $348,520
• List price: $310,000
• Delta: -11.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Troy Ln	0.07mi	2/1.5	1,302 (+2%)	5mo	$350,000	$269	88
255 Sterling Pl	0.06mi	2/2.5	1,396 (+10%)	3mo	$390,000	$279	74
33 Mile Hill Rd	0.50mi	2/1.0	964 (-24%)	1mo	$225,000	$233	49
3 Commercial Ave	0.98mi	3/1.5 (+1)	1,176 (-7%)	4mo	$415,000	$353	45
128 Vineyard Ave #209	0.85mi	2/1.0	1,116 (-12%)	2mo	$342,500	$307	41
8 Sunny Brook Cir	1.24mi	2/1.5	1,120 (-12%)	6mo	$299,000	$267	40
29 Oakes Rd	0.70mi	2/2.0	1,056 (-17%)	4mo	$350,000	$331	37
11 Sharon Dr	1.45mi	3/1.5 (+1)	1,092 (-14%)	1mo	$450,000	$412	36
29 White St	1.03mi	3/1.0 (+1)	1,439 (+13%)	1mo	$290,000	$202	35
18 Hillside Pl	1.19mi	2/1.0	1,096 (-14%)	6mo	$210,000	$192	35
13 Sharon Dr	1.47mi	3/1.5 (+1)	1,092 (-14%)	5mo	$439,900	$403	33
81 Gerald Dr	1.31mi	3/1.5 (+1)	1,040 (-18%)	6mo	$310,000	$298	30

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-54,301
• Equity at exit: $46,222

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-52,316
• Equity at exit: $26,803

Cash invested: $86,800 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $295,000 ($271/sqft)
• Median days on market: 3 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12528

• Home prices YoY: -20.5%
• Active inventory: 161
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,699 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$55
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-65

Break-even live

Break-even rent $2,781

Max offer price $300,588

Occupancy floor 97%

Sensitivity live

Price	-10% $149	-5% $42	+0% $-65	+5% $-172	+10% $-279
Rent	-10% $-278	-5% $-172	+0% $-65	+5% $42	+10% $148
Rate	-1.0pp $91	-0.5pp $14	base $-65	+0.5pp $-145	+1.0pp $-227

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Sterling Pl Highland, NY	2.0	1.5	1047	$2,600	$2.48	1d	1	0.12mi
561 Gregory Ct Highland, NY	2.0	1.0	946	$2,600	$2.75	1d	1	0.23mi
6142 Merlot Dr Highland, NY	3.0	2.0	1727	$3,808	$2.20	0d	5	0.93mi
28 Toc Dr Unit 1 Highland, NY	1.0	1.0	920	$1,900	$2.07	1d	1	0.98mi
24 Dutchess Landing Rd Unit A201 Poughkeepsie, NY	2.0	2.0	1298	$2,975	$2.29	0d	1	1.41mi
24 Dutchess Landing Rd Unit I205 Poughkeepsie, NY	1.0	2.0	1184	$3,025	$2.55	0d	1	1.41mi
36 Pine St Unit Three Bedroom Waitlist Poughkeepsie, NY	3.0	2.0	1299	$3,300	$2.54	139d	1	1.45mi
53 S Clover St #1 Poughkeepsie, NY	2.0	1.0	948	$2,500	$2.64	109d	1	1.47mi

Property features AI

Finance

• HOA & community: Has homeowners association (Bridgeview Homeowners Association)HOA fee $55 per month (includes pool service)

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Central Hudson electric servicePublic sewerCable available and connectedElectricity available and connectedNatural gas available and connectedPhone available and connectedWater available and connected
• Home design: TownhouseCondominiumEntry level: 1
• Construction: Vinyl siding construction
• Exterior features: Vinyl sidingIn-ground poolNot waterfront

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: Two levels with rooms on multiple floors
• Bathrooms: 1 full bathroom1 half bathroom
• Interior features: Granite countersHigh-speed internetHis and hers closetsWalk-through kitchenWalk-in closet(s)Washer/dryer hookupLibrary/Den (additional room)Pull-down attic stairsNo basement
• Laundry & utility: Washer/dryer hookup

HOA detail $55/mo · $660/yr condo

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

Listing history 39 events

1. 2026-07-25
   days on market $310,000 Active 48 DOM
2. 2026-07-24
   days on market $310,000 Active 47 DOM
3. 2026-07-23
   days on market $310,000 Active 46 DOM
4. 2026-07-22
   days on market $310,000 Active 45 DOM
5. 2026-07-21
   days on market $310,000 Active 44 DOM
6. 2026-07-20
   days on market $310,000 Active 43 DOM
7. 2026-07-18
   days on market $310,000 Active 41 DOM
8. 2026-07-16
   days on market $310,000 Active 39 DOM
9. 2026-07-15
   days on market $310,000 Active 38 DOM
10. 2026-07-14
    days on market $310,000 Active 37 DOM
11. 2026-07-13
    days on market $310,000 Active 36 DOM
12. 2026-07-12
    days on market $310,000 Active 35 DOM
13. 2026-07-12
    days on market $310,000 Active 34 DOM
14. 2026-07-10
    days on market $310,000 Active 33 DOM
15. 2026-07-09
    days on market $310,000 Active 32 DOM
16. 2026-07-07
    days on market $310,000 Active 30 DOM
17. 2026-07-06
    days on market $310,000 Active 29 DOM
18. 2026-07-05
    days on market $310,000 Active 28 DOM
19. 2026-07-05
    days on market $310,000 Active 27 DOM
20. 2026-07-03
    days on market $310,000 Active 26 DOM
21. 2026-07-03
    days on market $310,000 Active 25 DOM
22. 2026-07-01
    days on market $310,000 Active 24 DOM
23. 2026-06-30
    days on market $310,000 Active 23 DOM
24. 2026-06-29
    days on market $310,000 Active 22 DOM
25. 2026-06-28
    days on market $310,000 Active 21 DOM
26. 2026-06-27
    days on market $310,000 Active 20 DOM
27. 2026-06-26
    days on market $310,000 Active 19 DOM
28. 2026-06-22
    days on market $310,000 Active 15 DOM
29. 2026-06-21
    days on market $310,000 Active 14 DOM
30. 2026-06-21
    days on market $310,000 Active 13 DOM
31. 2026-06-18
    days on market $310,000 Active 11 DOM
32. 2026-06-17
    pricedays on market $310,000 Active 10 DOM
33. 2026-06-16
    days on market $335,000 Active 9 DOM
34. 2026-06-15
    days on market $335,000 Active 8 DOM
35. 2026-06-13
    days on market $335,000 Active 6 DOM
36. 2026-06-12
    days on market $335,000 Active 5 DOM
37. 2026-06-09
    days on market $335,000 Active 2 DOM
38. 2026-06-07
    remarks 675-char remark
39. 2026-06-07
    listed $335,000 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $32,389
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − HOA: −$660
• − Depreciation: −$9,018
• Taxable loss: −$6,036
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $668/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $6,350–$19,050 screening

This well-maintained and recently updated condo is in good condition with no major repairs needed. It offers a good investment opportunity with potential for increased value through cosmetic updates.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's resale value. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's rental value. ↑
• Both Inspect and clean the HVAC system — A clean and functioning HVAC system can improve the home's comfort and energy efficiency, benefiting 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

---

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 (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%

---

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

---

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

• HOA & community: Has homeowners association (Bridgeview Homeowners Association)HOA fee $55 per month (includes pool service)

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Central Hudson electric servicePublic sewerCable available and connectedElectricity available and connectedNatural gas available and connectedPhone available and connectedWater available and connected
• Home design: TownhouseCondominiumEntry level: 1
• Construction: Vinyl siding construction
• Exterior features: Vinyl sidingIn-ground poolNot waterfront

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: Two levels with rooms on multiple floors
• Bathrooms: 1 full bathroom1 half bathroom
• Interior features: Granite countersHigh-speed internetHis and hers closetsWalk-through kitchenWalk-in closet(s)Washer/dryer hookupLibrary/Den (additional room)Pull-down attic stairsNo basement
• Laundry & utility: Washer/dryer hookup

Price history

-7.5% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-07 Listed $335,000 OneKey® MLS as Distributed by MLS Grid