48 Brittany Dr Unit D · West Hurley, NY 12491

$229,000

1 bd · 1.0 ba · 580 sqft · MultiFamily public records · 44 Days on market

Built 1964 436 sqft lot $465/mo HOA · 49% 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).

• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away. Experience easy, affordable living in a location that truly has it all.

Key facts

• $465 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $229k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.4% below list).
• Recommended offer: $158k (31.0% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 1.8% in West Hurley — 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 69/100 on livability (#504 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Onteora Central School District (rural): math 58% / reading 59% proficiency, ranked #288 of 755 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Onteora High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 413 students, 44% FRL).
• Zoned-school proficiency averages 91% at this address vs 58% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Onteora Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 20 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 $18k of equity ($2k loan paydown + $17k appreciation (7.3% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $79k; list at $229k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $157,928 (31.0% 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 44 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.84% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.53%
• DSCR: 0.66
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.92×
• Total profit: $58,962
• Equity at exit: $163,359

10-year hold

• IRR: 13.1%
• Equity multiple: 3.97×
• Total profit: $190,670
• Equity at exit: $314,630

Cash invested: $64,120 (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 12491

• Home prices YoY: 2.4%
• Active inventory: 20
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$95
• HOA: −$465
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-402

Break-even live

Break-even rent $2,424

Max offer price $157,928

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-338	+0% $-402	+5% $-467	+10% $-532
Rent	-10% $-554	-5% $-478	+0% $-402	+5% $-327	+10% $-251
Rate	-1.0pp $-287	-0.5pp $-344	base $-402	+0.5pp $-462	+1.0pp $-522

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,914
Total (2 units)			$1,915

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $465 · $5,580/yr
• Likely covers: waterlandscapingsnow removalpool

Listing history 12 events

1. 2026-05-05
   status Pending 1283-char remark

   Show marketing remark (1209 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and a storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away.

2. 2026-05-05
   status Pending 1209-char remark

   Show marketing remark (1209 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and a storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away.

3. 2026-04-09
   historical Active Under Contract 1209-char remark

   Show marketing remark (1209 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and a storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away.

4. 2026-03-23
   listed $229,000 Active 1209-char remark

   Show marketing remark (1283 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away. Experience easy, affordable living in a location that truly has it all.

5. 2026-03-23
   listed $229,000 Active 1283-char remark

   Show marketing remark (1283 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away. Experience easy, affordable living in a location that truly has it all.

6. 2026-03-20
   historical $229,000 1283-char remark

   Show marketing remark (1209 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and a storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away.

7. 2026-03-20
   historical $229,000 1209-char remark

   Show marketing remark (1209 chars)

   Welcome to your perfect Ulster County retreat! This charming and efficient one-level condo at Hurley Ridge offers an unbeatable combination of convenience, comfort, and location. Whether you're seeking a low-maintenance weekender home, downsizing, or purchasing your first property, this is an opportunity you don't want to miss. Step inside to a cozy living space centered around a warm fireplace, perfect for relaxing after a day of adventure. The functional layout provides everything you need for effortless living. Best of all, the HOA covers heat, water, septic, snow removal, and landscaping, allowing you to lock the door and go. Enjoy access to the community swimming pool, laundry, and your own dedicated carport space and a storage area. Nestled in the heart of the Catskills, you are just minutes from the vibrant town of Woodstock and the historic uptown district of Kingston, offering world-class dining, shopping, and entertainment. Outdoor enthusiasts will love the immediate access to hiking trails, the stunning Ashokan Reservoir, and a short drive to premier ski resorts like Belleayre and Hunter. Need to get to the city? The NYC bus route and local grocery shopping are just moments away.

8. 2014-09-10
   soldstatus $79,000
9. 2014-09-01
   soldstatus $79,000
10. 2014-04-24
    listed $85,000
11. 2005-09-20
    soldstatus $100,000
12. 1996-09-09
    soldstatus $37,500

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,858 · $238/mo
• Expected delta: +$1,012/yr (+$84/mo · 54.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,980
• − Mortgage interest: −$12,828
• − Property taxes: −$1,846
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$5,580
• − Depreciation: −$6,662
• Taxable loss: −$8,757
• Est. tax savings @ 24.0%: +$2,102
• After-tax cash flow: $-2,726/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: Onteora Central School District
• NCES district ID: 3621840
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $56,997
• Composite: 52.17/100
• National rank: #3482
• State rank: #288 of 755 in NY

Livability — West Hurley

• Score: 69/100
• State rank: #504
• US rank: #8826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hurley, NY
• Population (ZIP): 2,017

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 18% Two or more races 16%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Lithuanian 10% Iranian 2% Danish 2%
• Foreign-born: 3%
• Languages at home: 94% English-only · Other Indo-European 4% Spanish 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: ▲ 7.31%
• Current HPI: 311.48
• 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

+510.7% since first listed

12 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Pending — HVCRMLS
• 2026-04-09 Contingent — HVCRMLS
• 2026-03-23 Listed $229,000 HVCRMLS
• 2026-03-23 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $229,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $229,000 HVCRMLS
• 2014-09-10 Sold (Public Records) $79,000 Public Records
• 2014-09-01 Sold (MLS) $79,000 HVCRMLS
• 2014-04-24 Listed $85,000 HVCRMLS
• 2005-09-20 Sold (Public Records) $100,000 Public Records
• 1996-09-09 Sold (Public Records) $37,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,846 · +17.4% YoY. Source: county tax records.