5815 Route 44/55 · Kerhonkson, NY 12446

$349,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 361 Days on market

Built 1940 1.10 ac lot $350/sqft · at area comps Est $337k · at est.

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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 +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +5.9/15.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.7/10.0

Listing remarks MLS

A rare and versatile offering in the heart of the Shawangunk Mountains: two fully separate and distinct homes, each with its own pool, hot tub, and private outdoor amenities — all set on nearly 2 acres of beautifully landscaped land. Currently operated as successful Airbnb rentals with strong financials and glowing five-star reviews, this is a standout opportunity for investors, second-home buyers, or anyone seeking a flexible live/rent setup with multiple use cases. Known as ''The Villa at Happy Minnewaska'' and ''The Cottage'', the homes are thoughtfully positioned side-by-side, offering the perfect blend of togetherness and privacy. Each residence has its own fenced yard, deck or gazebo, lounging areas, fire pit, and plenty of outdoor space to entertain or unwind. With the ability to host larger groups or be used completely independently, the property offers income-producing potential that scales with demand. The Villa is a charming Cape-style home that has been recently renovated with a showstopper kitchen featuring navy cabinetry, brass fixtures, and quartz-style counters — ideal for those who love to cook or entertain. It includes three bedrooms, updated bathrooms, and bright, open living and dining areas that feel stylish yet relaxed. Next door, The Cottage offers a more compact but equally inviting layout with two bedrooms, one full bath, a cheerful galley kitchen, and a cozy, restful vibe that feels tailor-made for a weekend recharge. The property's outdoor areas are just as appealing: two pools, two hot tubs under covered pavilions, multiple dining decks, and wide grassy lawns bordered by woods. There's space to play, gather, or just enjoy the privacy and quiet. The location is a dream for outdoor lovers and Hudson Valley explorers. Just minutes from Minnewaska State Park and Mohonk Preserve, you're also close to Kelder's Farm, Arrowood Brewery, Westwind Orchard, and the new wave of restaurants, bakeries, and shops popping up in Stone Ridge and Kerhonkson. Local favorites like Butterfield, The Roost, and Stone House Tavern are within easy reach, and so are hidden swimming holes, world class rock climbing, scenic trailheads, and pastoral drives. If golf and a luxury spa day are more your speed, Inness is only a short drive away in Accord. Kingston, Woodstock, and New Paltz are all easily accessible for day trips or dinner out. Whether you're looking to live in one home and rent the other, use both for extended family and friends, or continue operating a dual Airbnb with strong returns, this setup offers something truly rare: two turnkey homes, side-by-side, with high-end outdoor features and serious income potential. In today's low inventory market, opportunities like this don't come around often. The current owners have built something special here — now it's time for the next chapter.

Key facts

• Firepit
• Hot tub
• Fenced yard

Tags

• FENCED YARD
• HOT TUB
• COVERED PAVILION
• PATIO FOR OUTDOOR DINING
• FIREPIT
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (32.5% below list).
• Recommended offer: $236k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.4% in Kerhonkson — 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 68/100 on livability (#552 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: amenities F, health & safety D-.
• Rondout Valley Central School District (rural): math 39% / reading 51% proficiency, ranked #447 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kerhonkson Elementary School (math 15% / reading 54%, grade F, #1,574 of 2,108 statewide, top 75%, 209 students, 54% FRL); Rondout Valley Junior High School (math 27% / reading 42%, grade F, #483 of 729 statewide, top 68%, 243 students, 42% FRL); Rondout Valley High School (math 87% / reading 64%, grade A-, #623 of 1,100 statewide, top 57%, 569 students, 41% FRL).
• Market conditions: 68 active listings in the ZIP; 2 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 $37k of equity ($2k loan paydown + $35k 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.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $70k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $162k; list at $349k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,503 (32.5% 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 361 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.67% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 12.3

CMA / ARV

• ARV (median comp): $337,271
• List price: $349,000
• Delta: 3.48%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.67×
• Total profit: $163,650
• Equity at exit: $314,407

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $502,566
• Equity at exit: $678,030

Cash invested: $97,720 (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 12446

• Home prices YoY: 8.7%
• Active inventory: 68
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$299 /mo · $3,588/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-414

Break-even live

Break-even rent $2,879

Max offer price $275,842

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-315	+0% $-414	+5% $-513	+10% $-612
Rent	-10% $-600	-5% $-507	+0% $-414	+5% $-321	+10% $-228
Rate	-1.0pp $-238	-0.5pp $-325	base $-414	+0.5pp $-505	+1.0pp $-597

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Granite Rd Unit 3 Kerhonkson, NY	1.0	1.0	600	$1,950	$3.25	15d	1	0.77mi
651 Granite Rd Unit 1 Kerhonkson, NY	2.0	2.5	1000	$2,600	$2.60	15d	1	0.77mi

Listing history 36 events

1. 2026-06-22
   days on market $349,000 Active 361 DOM
2. 2026-06-21
   days on market $349,000 Active 360 DOM
3. 2026-06-19
   days on market $349,000 Active 358 DOM
4. 2026-06-18
   days on market $349,000 Active 357 DOM
5. 2026-06-17
   days on market $349,000 Active 356 DOM
6. 2026-06-16
   days on market $349,000 Active 355 DOM
7. 2026-06-15
   days on market $349,000 Active 354 DOM
8. 2026-06-14
   days on market $349,000 Active 352 DOM
9. 2026-06-12
   days on market $349,000 Active 351 DOM
10. 2026-06-09
    days on market $349,000 Active 348 DOM
11. 2026-06-08
    days on market $349,000 Active 347 DOM
12. 2026-06-07
    days on market $349,000 Active 346 DOM
13. 2026-06-03
    days on market $349,000 Active 342 DOM
14. 2026-06-02
    days on market $349,000 Active 341 DOM
15. 2026-06-01
    pricedays on market $349,000 Active 340 DOM
16. 2026-05-31
    days on market $369,000 Active 339 DOM
17. 2026-05-30
    days on market $369,000 Active 338 DOM
18. 2026-05-04
    price $729,000 2864-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

19. 2026-05-04
    price $369,000 1939-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

20. 2026-03-07
    price $379,000 1939-char remark

    Show marketing remark (2864 chars)

    A rare and versatile offering in the heart of the Shawangunk Mountains: two fully separate and distinct homes, each with its own pool, hot tub, and private outdoor amenities — all set on nearly 2 acres of beautifully landscaped land. Currently operated as successful Airbnb rentals with strong financials and glowing five-star reviews, this is a standout opportunity for investors, second-home buyers, or anyone seeking a flexible live/rent setup with multiple use cases. Known as ''The Villa at Happy Minnewaska'' and ''The Cottage'', the homes are thoughtfully positioned side-by-side, offering the perfect blend of togetherness and privacy. Each residence has its own fenced yard, deck or gazebo, lounging areas, fire pit, and plenty of outdoor space to entertain or unwind. With the ability to host larger groups or be used completely independently, the property offers income-producing potential that scales with demand. The Villa is a charming Cape-style home that has been recently renovated with a showstopper kitchen featuring navy cabinetry, brass fixtures, and quartz-style counters — ideal for those who love to cook or entertain. It includes three bedrooms, updated bathrooms, and bright, open living and dining areas that feel stylish yet relaxed. Next door, The Cottage offers a more compact but equally inviting layout with two bedrooms, one full bath, a cheerful galley kitchen, and a cozy, restful vibe that feels tailor-made for a weekend recharge. The property's outdoor areas are just as appealing: two pools, two hot tubs under covered pavilions, multiple dining decks, and wide grassy lawns bordered by woods. There's space to play, gather, or just enjoy the privacy and quiet. The location is a dream for outdoor lovers and Hudson Valley explorers. Just minutes from Minnewaska State Park and Mohonk Preserve, you're also close to Kelder's Farm, Arrowood Brewery, Westwind Orchard, and the new wave of restaurants, bakeries, and shops popping up in Stone Ridge and Kerhonkson. Local favorites like Butterfield, The Roost, and Stone House Tavern are within easy reach, and so are hidden swimming holes, world class rock climbing, scenic trailheads, and pastoral drives. If golf and a luxury spa day are more your speed, Inness is only a short drive away in Accord. Kingston, Woodstock, and New Paltz are all easily accessible for day trips or dinner out. Whether you're looking to live in one home and rent the other, use both for extended family and friends, or continue operating a dual Airbnb with strong returns, this setup offers something truly rare: two turnkey homes, side-by-side, with high-end outdoor features and serious income potential. In today's low inventory market, opportunities like this don't come around often. The current owners have built something special here — now it's time for the next chapter.

21. 2026-03-07
    price $769,000 2864-char remark

    Show marketing remark (2864 chars)

    A rare and versatile offering in the heart of the Shawangunk Mountains: two fully separate and distinct homes, each with its own pool, hot tub, and private outdoor amenities — all set on nearly 2 acres of beautifully landscaped land. Currently operated as successful Airbnb rentals with strong financials and glowing five-star reviews, this is a standout opportunity for investors, second-home buyers, or anyone seeking a flexible live/rent setup with multiple use cases. Known as ''The Villa at Happy Minnewaska'' and ''The Cottage'', the homes are thoughtfully positioned side-by-side, offering the perfect blend of togetherness and privacy. Each residence has its own fenced yard, deck or gazebo, lounging areas, fire pit, and plenty of outdoor space to entertain or unwind. With the ability to host larger groups or be used completely independently, the property offers income-producing potential that scales with demand. The Villa is a charming Cape-style home that has been recently renovated with a showstopper kitchen featuring navy cabinetry, brass fixtures, and quartz-style counters — ideal for those who love to cook or entertain. It includes three bedrooms, updated bathrooms, and bright, open living and dining areas that feel stylish yet relaxed. Next door, The Cottage offers a more compact but equally inviting layout with two bedrooms, one full bath, a cheerful galley kitchen, and a cozy, restful vibe that feels tailor-made for a weekend recharge. The property's outdoor areas are just as appealing: two pools, two hot tubs under covered pavilions, multiple dining decks, and wide grassy lawns bordered by woods. There's space to play, gather, or just enjoy the privacy and quiet. The location is a dream for outdoor lovers and Hudson Valley explorers. Just minutes from Minnewaska State Park and Mohonk Preserve, you're also close to Kelder's Farm, Arrowood Brewery, Westwind Orchard, and the new wave of restaurants, bakeries, and shops popping up in Stone Ridge and Kerhonkson. Local favorites like Butterfield, The Roost, and Stone House Tavern are within easy reach, and so are hidden swimming holes, world class rock climbing, scenic trailheads, and pastoral drives. If golf and a luxury spa day are more your speed, Inness is only a short drive away in Accord. Kingston, Woodstock, and New Paltz are all easily accessible for day trips or dinner out. Whether you're looking to live in one home and rent the other, use both for extended family and friends, or continue operating a dual Airbnb with strong returns, this setup offers something truly rare: two turnkey homes, side-by-side, with high-end outdoor features and serious income potential. In today's low inventory market, opportunities like this don't come around often. The current owners have built something special here — now it's time for the next chapter.

22. 2026-01-26
    price $789,000 2864-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

23. 2026-01-26
    price $389,000 1939-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

24. 2025-12-04
    price $799,000 2864-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

25. 2025-12-04
    price $399,000 1939-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

26. 2025-09-09
    price $409,000 1939-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

27. 2025-06-26
    listed $419,000 Active 1939-char remark

    Show marketing remark (1939 chars)

    Set along a scenic mountain pass that winds between Kerhonkson, Gardiner, and New Paltz, this sweet two-bedroom Cottage is the kind of upstate escape that's getting harder to find. Small in all the right ways, it offers just the right amount of space to relax, recharge, and enjoy the slower pace of Hudson Valley living, whether for weekends, weeks at a time, or year-round stays. Inside, the home is thoughtfully laid out with a comfortable living room, cozy bedrooms, a recently refreshed bathroom, and an efficient kitchen with backyard views and direct access to the deck. Light pours in through updated windows, and the interiors balance simplicity with warmth. .. think: clean finishes, mid-century nods, and an unfussy, easy-to-care-for vibe. Step outside and you'll find a fenced yard with plenty of grassy space to spread out. There's a hot tub tucked under a covered pavilion, a patio for outdoor dining, and a firepit ringed by Adirondack chairs, perfect for cool summer nights under the stars. Mature trees line the back of the property, giving the yard a sense of privacy and seclusion without feeling remote. Located in Kerhonkson, just minutes from Minnewaska State Park and Mohonk Preserve, the home is surrounded by some of the best hiking, biking, and swimming spots in the region. You're also near local favorites like Arrowood Brewery, Westwind Orchard, Kelder's Farm, Inness, and a growing number of upstate eateries, markets, and vintage shops. It's a part of the Hudson Valley that still feels undiscovered but not for long. Move-in ready homes at this price point, in this location, are increasingly hard to come by, especially ones with as much charm and outdoor living space as this. Whether you're looking for a weekend getaway, a short-term rental investment, or a simple full-time residence with style and soul, this one is worth a closer look. Just don't wait too long, places like this don't tend to linger.

28. 2025-06-11
    listed $819,000 Active 2864-char remark

    Show marketing remark (2864 chars)

    A rare and versatile offering in the heart of the Shawangunk Mountains: two fully separate and distinct homes, each with its own pool, hot tub, and private outdoor amenities — all set on nearly 2 acres of beautifully landscaped land. Currently operated as successful Airbnb rentals with strong financials and glowing five-star reviews, this is a standout opportunity for investors, second-home buyers, or anyone seeking a flexible live/rent setup with multiple use cases. Known as ''The Villa at Happy Minnewaska'' and ''The Cottage'', the homes are thoughtfully positioned side-by-side, offering the perfect blend of togetherness and privacy. Each residence has its own fenced yard, deck or gazebo, lounging areas, fire pit, and plenty of outdoor space to entertain or unwind. With the ability to host larger groups or be used completely independently, the property offers income-producing potential that scales with demand. The Villa is a charming Cape-style home that has been recently renovated with a showstopper kitchen featuring navy cabinetry, brass fixtures, and quartz-style counters — ideal for those who love to cook or entertain. It includes three bedrooms, updated bathrooms, and bright, open living and dining areas that feel stylish yet relaxed. Next door, The Cottage offers a more compact but equally inviting layout with two bedrooms, one full bath, a cheerful galley kitchen, and a cozy, restful vibe that feels tailor-made for a weekend recharge. The property's outdoor areas are just as appealing: two pools, two hot tubs under covered pavilions, multiple dining decks, and wide grassy lawns bordered by woods. There's space to play, gather, or just enjoy the privacy and quiet. The location is a dream for outdoor lovers and Hudson Valley explorers. Just minutes from Minnewaska State Park and Mohonk Preserve, you're also close to Kelder's Farm, Arrowood Brewery, Westwind Orchard, and the new wave of restaurants, bakeries, and shops popping up in Stone Ridge and Kerhonkson. Local favorites like Butterfield, The Roost, and Stone House Tavern are within easy reach, and so are hidden swimming holes, world class rock climbing, scenic trailheads, and pastoral drives. If golf and a luxury spa day are more your speed, Inness is only a short drive away in Accord. Kingston, Woodstock, and New Paltz are all easily accessible for day trips or dinner out. Whether you're looking to live in one home and rent the other, use both for extended family and friends, or continue operating a dual Airbnb with strong returns, this setup offers something truly rare: two turnkey homes, side-by-side, with high-end outdoor features and serious income potential. In today's low inventory market, opportunities like this don't come around often. The current owners have built something special here — now it's time for the next chapter.

29. 2018-11-05
    soldstatus $162,000
30. 2018-11-02
    soldstatus $162,000
31. 2018-08-08
    listed $177,500
32. 2009-11-09
    soldstatus $174,000
33. 2006-04-21
    soldstatus $155,000
34. 2006-04-20
    soldstatus $155,000
35. 2005-10-06
    listed $159,000
36. 2001-09-05
    soldstatus $65,000

ⓘ 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: $3,588 · $299/mo
• Projected year-2 tax: $4,743 · $395/mo
• Expected delta: +$1,155/yr (+$96/mo · 32.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $28,260
• − Mortgage interest: −$19,549
• − Property taxes: −$3,588
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$10,153
• Taxable loss: −$11,296
• Est. tax savings @ 24.0%: +$2,711
• After-tax cash flow: $-2,258/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: Rondout Valley Central School District
• NCES district ID: 3624960
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $59,408
• Composite: 39.5/100
• National rank: #3949
• State rank: #447 of 590 in NY

Livability — Kerhonkson

• Score: 68/100
• State rank: #552
• US rank: #9921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,232
• Population (ZIP): 5,232

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 13% Two or more races 11% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Iranian 8% Romanian 6% Italian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 4% Russian/Polish/Slavic 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: ▲ 30.32%
• Current HPI: 380.6732
• 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

+1021.5% since first listed

19 events — show timeline

• 2026-05-04 Price Changed $729,000 HVCRMLS
• 2026-05-04 Price Changed $369,000 HVCRMLS
• 2026-03-07 Price Changed $379,000 HVCRMLS
• 2026-03-07 Price Changed $769,000 HVCRMLS
• 2026-01-26 Price Changed $389,000 HVCRMLS
• 2026-01-26 Price Changed $789,000 HVCRMLS
• 2025-12-04 Price Changed $799,000 HVCRMLS
• 2025-12-04 Price Changed $399,000 HVCRMLS
• 2025-09-09 Price Changed $409,000 HVCRMLS
• 2025-06-26 Listed $419,000 HVCRMLS
• 2025-06-11 Listed $819,000 HVCRMLS
• 2018-11-05 Sold (Public Records) $162,000 Public Records
• 2018-11-02 Sold (MLS) $162,000 HVCRMLS
• 2018-08-08 Listed $177,500 HVCRMLS
• 2009-11-09 Sold (Public Records) $174,000 Public Records
• 2006-04-21 Sold (Public Records) $155,000 Public Records
• 2006-04-20 Sold (MLS) $155,000 HVCRMLS
• 2005-10-06 Listed $159,000 HVCRMLS
• 2001-09-05 Sold (Public Records) $65,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,588 · +6.3% YoY. Source: county tax records.