155 Glenerie Blvd · Ruby, NY 12477

$99,999

2 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 20 Days on market

Built 1929 0.60 ac lot

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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 +7.5/15.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

155 Glenerie Blvd | Saugerties, NY 12477 2 Bed | 1.5 Bath | 1,476 Sq Ft | 0.60 Acre | $99,999 Opportunity awaits at 155 Glenerie Blvd in the Town of Saugerties! This 2-bedroom, 1.5-bath single-family home sits on a generous 0.60-acre lot, offering plenty of outdoor space and room to breathe. Built in 1926, the property features 1,476 square feet of living space with solid bones and tremendous potential for the right buyer. Whether you're an investor looking to add to your portfolio, a renovator ready to bring your vision to life, or a buyer seeking an affordable entry point into the Hudson Valley real estate market — this property is priced to move and ready for its next chapter. Con

Key facts

• 0.6 acre lot
• Garage
• Built 1929

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Detached garage; 1 garage space; No carport
• Utilities: Septic tank sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence; Living area per public records
• Construction: Wood siding construction
• Exterior features: Wood siding; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Forced air heating; Oil heating; Other heating; No central cooling
• Interior features: Porch with screened area; Crawl space basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.5% in Ruby — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 173 active listings in the ZIP; solid renter incomes; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $100k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,499 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.21% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.51%
• DSCR: 2.71
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $339,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 North Dr	0.19mi	3/1.0 (+1)	1,609 (+9%)	6mo	$370,000	$230	64

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: 34.7%
• Equity multiple: 2.47×
• Total profit: $41,151
• Equity at exit: $14,910

10-year hold

• IRR: 41.6%
• Equity multiple: 4.93×
• Total profit: $110,053
• Equity at exit: $8,646

Cash invested: $28,000 (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 12477

• Home prices YoY: -18.1%
• Active inventory: 173
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $898

Break-even live

Break-even rent $1,077

Max offer price $99,999

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,999 Active 20 DOM
2. 2026-06-18
   days on market $99,999 Active 19 DOM
3. 2026-06-17
   days on market $99,999 Active 18 DOM
4. 2026-06-16
   days on market $99,999 Active 17 DOM
5. 2026-06-15
   days on market $99,999 Active 16 DOM
6. 2026-06-14
   days on market $99,999 Active 14 DOM
7. 2026-06-12
   days on market $99,999 Active 13 DOM
8. 2026-06-09
   days on market $99,999 Active 10 DOM
9. 2026-06-08
   days on market $99,999 Active 9 DOM
10. 2026-06-07
    days on market $99,999 Active 8 DOM
11. 2026-06-03
    days on market $99,999 Active 4 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    days on market $99,999 Active 3 DOM
14. 2026-06-01
    days on market $99,999 Active 2 DOM
15. 2026-05-30
    statusdays on market $99,999 Active 1 DOM
16. 2026-05-26
    historical $99,999
17. 2001-02-20
    soldstatus $39,000
18. 1979-05-30
    soldstatus $17,000

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,577
• − Mortgage interest: −$5,601
• − Property taxes: −$3,422
• − Insurance: −$500
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$2,909
• Taxable income: $9,893
• Est. tax owed @ 24.0%: −$2,374
• After-tax cash flow: $8,407/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 — Ruby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ulster County · 56,183 people
• City population: 569
• Metro: Kingston, NY
• Population (ZIP): 19,066
• Household income: $80,861
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 725.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 12% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -72.47%
• Current HPI: 327.9975
• Rent YoY: —
• Metro: Kingston, NY
• 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

+488.2% since first listed

3 events — show timeline

• 2026-05-26 Coming Soon $99,999 OneKey® MLS as Distributed by MLS Grid
• 2001-02-20 Sold (Public Records) $39,000 Public Records
• 1979-05-30 Sold (Public Records) $17,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,422 · -0.4% YoY. Source: county tax records.