1 Jackson Dr · Cragsmoor, NY 12428

$269,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 45 Days on market

Built 1935 0.34 ac lot $308/sqft · 11% below area Est $303k · 11% under

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Why this score? — see what drove the C 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 +15.9/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming cottage has many interior upgrades that will surprise you upon entering. Beautiful wood floors, birch cabinets, brick backsplash are just a few kitchen details that encourage the chef of the home to prepare outstanding meals served either inside or on the covered patio and take in the mountain views while dining . There is a laundry hook up in the kitchen. Cozy living room with wood floors and ceiling fan. A former front porch is now a more delightful space offering year round use. Insulated and heated with a wall propane unit it offers flexibility to use as a guest room, den, playroom, home office, or what ever will suit your lifestyle. To the rear of the home are 2 bedrooms, equal in size with bamboo flooring, ceiling fans and are separated by a linen closet and Kohler fixtured full bath in between. The hallway has a unique feature, a trap door that leads to the partial basement/utility space. Down the ladder you go and you can unlock the bilco doors for outside access. The covered patio with ceiling fan has a surprise also, the pull down stairs to the insulated storage attic above the house. The yard is partially fenced in for pet or childrens safety. Home has all new electric wiring, new meter and service line. Brick chimney has liner and a cap. The outbuilding nestled on the hill is great for storage, but there is also attic storage in the barn/garage workshop as well. The garage offers 2 car spaces it has 100 amp electric, water, concrete floors and metal roof, it also offers hook ups for washer and dryer. The perfect weekender or a year round residence, with low taxes and if its your domicile you can apply for the STAR exemption on the school tax and get an annual rebate. Plenty of parking in the driveway as well as the garage, so host the summer BBQs, get-togethers and parties, for host of the year. Near enough that you can watch the brave hang gliders and paragliders soar, and land in the field just north of you. A short drive on route 17 to Lego Land, in Goshen, Monticello to the Kartrite water park, and Resorts Casino. Hike the Shawangunk ridge, visit Sams Point and hike to ice caves, Lake Maratanza, view the dramatic cliffs, and enjoy the unique dwarf pitch pine barrens. There is skiing within a short distance, horse back riding, fishing at the reservoirs nearby, cycling. Another local attraction is The Minnewaska State park which offers another whole element to hiking and rock climbing. The Bashakill wetlands a 3000 acre preserve. And you are at the foothills of the Catskills, with thousand of acres of State land with hiking trails. It is a paradise for the outdoorsy type or just the sit back and relax type, it should appeal to everyone in your crowd. No ''maybe's'' this is an opportunity that doesn't come by often in this price range.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1935

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2-car garage
• Utilities: Central Hudson electric service; Septic tank; Cable available; Electricity connected; Phone available; Propane; Private trash collection; Water connected
• Home design: Single-family residence; One level; Updated / remodeled condition
• Construction: Frame construction; Vinyl siding; Fiberglass insulation; Block foundation
• Exterior features: Back yard; Corner lot; Front yard; Level lot; Near public transit; Views; Sheds; Garage(s)

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Electric water heater
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Propane heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fan(s); Eat-in kitchen; Stone counters; Washer/dryer hookup; Covered patio
• Laundry & utility: Electric dryer hookup; Laundry area in garage; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (12.6% below list).
• Recommended offer: $235k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,038 in NY) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+; Watch: housing D, crime F, amenities F.
• Ellenville Central School District (town): math 32% / reading 46% proficiency, ranked #534 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ellenville Elementary School (math 17% / reading 42%, grade F, #1,729 of 2,108 statewide, top 84%, 674 students, 61% FRL); Ellenville Junior/Senior High School (math 82% / reading 82%, grade A, #452 of 1,100 statewide, top 44%, 731 students, 64% FRL).
• Zoned-school proficiency averages 56% at this address vs 39% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Ellenville Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 45 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $21k; list at $269k implies a 1181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,000 (12.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $302,570
• List price: $269,000
• Delta: -11.10%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8834 Route 209	0.32mi	3/1.5 (+1)	900 (+3%)	11mo	$237,000	$263	64

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $154,555
• Equity at exit: $242,337

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $448,685
• Equity at exit: $522,608

Cash invested: $75,320 (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 12428

• Home prices YoY: 20.0%
• Active inventory: 72
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $127

Break-even live

Break-even rent $2,189

Max offer price $269,000

Occupancy floor 90%

Sensitivity live

Price	-10% $279	-5% $203	+0% $127	+5% $51	+10% $-25
Rent	-10% $-59	-5% $34	+0% $127	+5% $220	+10% $313
Rate	-1.0pp $263	-0.5pp $196	base $127	+0.5pp $57	+1.0pp $-14

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8834 U.S. 209 Ellenville, NY	3.0	1.5	900	$2,350	$2.61	15d	1	0.35mi

Listing history 19 events

1. 2026-06-21
   days on market $269,000 Active 45 DOM
2. 2026-06-21
   days on market $269,000 Active 44 DOM
3. 2026-06-18
   days on market $269,000 Active 42 DOM
4. 2026-06-17
   days on market $269,000 Active 41 DOM
5. 2026-06-16
   days on market $269,000 Active 40 DOM
6. 2026-06-15
   days on market $269,000 Active 39 DOM
7. 2026-06-13
   days on market $269,000 Active 37 DOM
8. 2026-06-12
   days on market $269,000 Active 36 DOM
9. 2026-06-09
   days on market $269,000 Active 33 DOM
10. 2026-06-08
    days on market $269,000 Active 32 DOM
11. 2026-06-07
    days on market $269,000 Active 31 DOM
12. 2026-06-07
    days on market $269,000 Active 30 DOM
13. 2026-06-04
    days on market $269,000 Active 27 DOM
14. 2026-06-02
    days on market $269,000 Active 26 DOM
15. 2026-06-01
    days on market $269,000 Active 25 DOM
16. 2026-05-31
    days on market $269,000 Active 24 DOM
17. 2026-05-07
    listed $269,000 Active 2812-char remark

    Show marketing remark (2812 chars)

    This charming cottage has many interior upgrades that will surprise you upon entering. Beautiful wood floors, birch cabinets, brick backsplash are just a few kitchen details that encourage the chef of the home to prepare outstanding meals served either inside or on the covered patio and take in the mountain views while dining . There is a laundry hook up in the kitchen. Cozy living room with wood floors and ceiling fan. A former front porch is now a more delightful space offering year round use. Insulated and heated with a wall propane unit it offers flexibility to use as a guest room, den, playroom, home office, or what ever will suit your lifestyle. To the rear of the home are 2 bedrooms, equal in size with bamboo flooring, ceiling fans and are separated by a linen closet and Kohler fixtured full bath in between. The hallway has a unique feature, a trap door that leads to the partial basement/utility space. Down the ladder you go and you can unlock the bilco doors for outside access. The covered patio with ceiling fan has a surprise also, the pull down stairs to the insulated storage attic above the house. The yard is partially fenced in for pet or childrens safety. Home has all new electric wiring, new meter and service line. Brick chimney has liner and a cap. The outbuilding nestled on the hill is great for storage, but there is also attic storage in the barn/garage workshop as well. The garage offers 2 car spaces it has 100 amp electric, water, concrete floors and metal roof, it also offers hook ups for washer and dryer. The perfect weekender or a year round residence, with low taxes and if its your domicile you can apply for the STAR exemption on the school tax and get an annual rebate. Plenty of parking in the driveway as well as the garage, so host the summer BBQs, get-togethers and parties, for host of the year. Near enough that you can watch the brave hang gliders and paragliders soar, and land in the field just north of you. A short drive on route 17 to Lego Land, in Goshen, Monticello to the Kartrite water park, and Resorts Casino. Hike the Shawangunk ridge, visit Sams Point and hike to ice caves, Lake Maratanza, view the dramatic cliffs, and enjoy the unique dwarf pitch pine barrens. There is skiing within a short distance, horse back riding, fishing at the reservoirs nearby, cycling. Another local attraction is The Minnewaska State park which offers another whole element to hiking and rock climbing. The Bashakill wetlands a 3000 acre preserve. And you are at the foothills of the Catskills, with thousand of acres of State land with hiking trails. It is a paradise for the outdoorsy type or just the sit back and relax type, it should appeal to everyone in your crowd. No ''maybe's'' this is an opportunity that doesn't come by often in this price range.

18. 2026-05-07
    listed $269,000 Active 2813-char remark

    Show marketing remark (2812 chars)

    This charming cottage has many interior upgrades that will surprise you upon entering. Beautiful wood floors, birch cabinets, brick backsplash are just a few kitchen details that encourage the chef of the home to prepare outstanding meals served either inside or on the covered patio and take in the mountain views while dining . There is a laundry hook up in the kitchen. Cozy living room with wood floors and ceiling fan. A former front porch is now a more delightful space offering year round use. Insulated and heated with a wall propane unit it offers flexibility to use as a guest room, den, playroom, home office, or what ever will suit your lifestyle. To the rear of the home are 2 bedrooms, equal in size with bamboo flooring, ceiling fans and are separated by a linen closet and Kohler fixtured full bath in between. The hallway has a unique feature, a trap door that leads to the partial basement/utility space. Down the ladder you go and you can unlock the bilco doors for outside access. The covered patio with ceiling fan has a surprise also, the pull down stairs to the insulated storage attic above the house. The yard is partially fenced in for pet or childrens safety. Home has all new electric wiring, new meter and service line. Brick chimney has liner and a cap. The outbuilding nestled on the hill is great for storage, but there is also attic storage in the barn/garage workshop as well. The garage offers 2 car spaces it has 100 amp electric, water, concrete floors and metal roof, it also offers hook ups for washer and dryer. The perfect weekender or a year round residence, with low taxes and if its your domicile you can apply for the STAR exemption on the school tax and get an annual rebate. Plenty of parking in the driveway as well as the garage, so host the summer BBQs, get-togethers and parties, for host of the year. Near enough that you can watch the brave hang gliders and paragliders soar, and land in the field just north of you. A short drive on route 17 to Lego Land, in Goshen, Monticello to the Kartrite water park, and Resorts Casino. Hike the Shawangunk ridge, visit Sams Point and hike to ice caves, Lake Maratanza, view the dramatic cliffs, and enjoy the unique dwarf pitch pine barrens. There is skiing within a short distance, horse back riding, fishing at the reservoirs nearby, cycling. Another local attraction is The Minnewaska State park which offers another whole element to hiking and rock climbing. The Bashakill wetlands a 3000 acre preserve. And you are at the foothills of the Catskills, with thousand of acres of State land with hiking trails. It is a paradise for the outdoorsy type or just the sit back and relax type, it should appeal to everyone in your crowd. No ''maybe's'' this is an opportunity that doesn't come by often in this price range.

19. 1989-05-24
    soldstatus $21,000

ⓘ 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: $2,480 · $207/mo
• Projected year-2 tax: $3,513 · $293/mo
• Expected delta: +$1,033/yr (+$86/mo · 41.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥94°F today · 19 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: $28,200
• − Mortgage interest: −$15,068
• − Property taxes: −$2,480
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$7,825
• Taxable loss: −$3,031
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $2,252/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: Ellenville Central School District
• NCES district ID: 3610500
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $45,937
• Composite: 33.22/100
• National rank: #5525
• State rank: #534 of 590 in NY

Livability — Cragsmoor

• Score: 59/100
• State rank: #1038
• US rank: #20070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 435
• Population (ZIP): 6,972

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 28% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Dominican 4%
• Common ancestry: Romanian 5% Italian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 20% Russian/Polish/Slavic 4% Other Indo-European 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: ▲ 62.17%
• Current HPI: 372.5352
• 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

+1181.0% since first listed

3 events — show timeline

• 2026-05-07 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $269,000 HVCRMLS
• 1989-05-24 Sold (Public Records) $21,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,480 · +5.1% YoY. Source: county tax records.