5 Lazy Brook Ln · Zena, NY 12498

$799,000

4 bd · 2.5 ba · 2,480 sqft · SingleFamily public records · 152 Days on market

Built 1960 0.61 ac lot Est $751k · 6% over

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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 +4.7/15.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW NEW NEW! If you thought you have seen 5 Lazy Brook Lane, think again! This home is owned by a renowned architect and he has done a complete redesign! Mood, space, and finishes combine to create the ideal modern ranch. Coming to this 4 bedroom 3 bath home, you will first notice the new facade with white washed pine and a huge plate glass window where the unsightly bay window used to be. Now when you enter, you come into a large and sunny open concept living space. The old Mother/Daughter space is gone and a bright new kitchen has taken its place. The layout has been thoughtfully redesigned taking advantage of the room with a large island that is perfect for entertaining or that dreaded homework. Unleash your inner chef and hang out with friends and family while you create gastronomic delights! New hard wood flooring and LED recessed lights create the perfect ambiance to relax over a quiet dinner for two or to host a grand soiree. In the back of the former Mother/Daughter space there remains a large bedroom and the hall now boasts a huge new storage closet. What was formerly a second room has now been incorporated into the huge family room as an office, studio or even a gym! The family room remains spectacular with views out to the private garden with a designated dining space and a fantastic fire pit for cool Autumn evenings and s'mores! The yard is very private and partially wooded which gives you a sense that it is just you and your BBQ against the World! Back inside, the bathrooms have been updated with new or redesigned vanities and new lighting. The mirrors now have the perfect view! Along with the new design, this home has a new furnace and air conditioning to keep you at the perfect temperature no matter the season. Located just 5 minutes outside the center of the Village of Woodstock, you are close to dining, hiking, kayaking, great walks, shopping and all the art Woodstock has to offer. You are just 15 minutes from Kingston and the thruway for easy travel. You can come home again.

Key facts

• Quiet cul-de-sac
• Spacious kitchen
• Private back yard

Tags

• QUIET CUL-DE-SAC
• LARGE DINING AREA
• SPACIOUS KITCHEN
• NEW APPLIANCES
• ENORMOUS ENTERTAINING ROOM
• PRIVATE BACK YARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electric service provided by Central Hudson; Septic tank; Cable connected; Electricity connected
• Home design: Single family residence; One level
• Construction: Frame construction; Vinyl siding; Wood siding
• Exterior features: Patio; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances; Granite countertops; Pantry; Eat-in layout; Open to adjacent spaces
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Eat-in kitchen; Granite counters; In-law floorplan; Open kitchen; Pantry; Primary bathroom; Patio
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $799k).
• Recommended offer: $703k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#966 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• 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); Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 73% FRL vs 45% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 70% at this address vs 52% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Kingston City 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

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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 $440k; list at $799k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $703,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.56% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $751,440
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Lazy Brook Ln	0.00mi	4/2.5	2,480 (0%)	13mo	$440,000	$177	89
34 Forestwood Dr	0.66mi	4/2.5	2,489 (+0%)	3mo	$480,000	$193	66
9 Fox Hollow Rd	0.30mi	3/2.5 (-1)	2,527 (+2%)	21mo	$1,085,000	$429	60
7 Maurizi Ln	0.65mi	4/2.5	2,352 (-5%)	7mo	$885,000	$376	55
23 Maurizi Ln	0.60mi	4/2.5	2,320 (-6%)	11mo	$703,000	$303	52
31 Carey Dr	0.75mi	4/2.5	2,548 (+3%)	14mo	$699,000	$274	49
657 Zena Rd	0.50mi	5/3.0 (+1)	2,801 (+13%)	12mo	$2,000,000	$714	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $156,478
• Equity at exit: $119,133

10-year hold

• IRR: 25.8%
• Equity multiple: 3.26×
• Total profit: $504,760
• Equity at exit: $69,083

Cash invested: $223,720 (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 12498

• Home prices YoY: -21.8%
• Active inventory: 72
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $12,500 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$864 /mo · $10,368/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,625
• Net cashflow: $4,488

Break-even live

Break-even rent $6,819

Max offer price $799,000

Occupancy floor 59%

Sensitivity live

Price	-10% $4,940	-5% $4,714	+0% $4,488	+5% $4,262	+10% $4,036
Rent	-10% $3,501	-5% $3,994	+0% $4,488	+5% $4,982	+10% $5,476
Rate	-1.0pp $4,890	-0.5pp $4,691	base $4,488	+0.5pp $4,281	+1.0pp $4,070

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Meher Cir Woodstock, NY	4.0	3.0	2714	$12,500	$4.61	44d	1	0.73mi

Listing history 8 events

1. 2026-06-19
   days on market $799,000 Active 152 DOM
2. 2026-06-18
   days on market $799,000 Active 151 DOM
3. 2026-06-17
   days on market $799,000 Active 150 DOM
4. 2026-06-16
   days on market $799,000 Active 149 DOM
5. 2026-06-15
   days on market $799,000 Active 148 DOM
6. 2026-06-14
   days on market $799,000 Active 146 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $799,000 Active 145 DOM

ⓘ 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: $10,368 · $864/mo
• Projected year-2 tax: $11,936 · $995/mo
• Expected delta: +$1,567/yr (+$131/mo · 15.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 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: $150,000
• − Mortgage interest: −$44,756
• − Property taxes: −$10,368
• − Insurance: −$3,995
• − Repairs & maintenance: −$12,000
• − Management: −$12,000
• − Depreciation: −$23,244
• Taxable income: $43,637
• Est. tax owed @ 24.0%: −$10,473
• After-tax cash flow: $43,384/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 — Zena

• Score: 60/100
• State rank: #966
• US rank: #18918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zena, NY
• Population (ZIP): 4,530

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Scotch-Irish 8% Italian 7% Romanian 5%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -96.28%
• Current HPI: 344.8651
• 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

+856.9% since first listed

32 events — show timeline

• 2026-06-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-06-10 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-10 Listed $799,000 HVCRMLS
• 2026-03-03 Delisted — HVCRMLS
• 2026-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Contingent — HVCRMLS
• 2025-11-03 Price Changed $599,000 HVCRMLS
• 2025-11-03 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $649,000 HVCRMLS
• 2025-10-23 Price Changed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Listed $699,000 HVCRMLS
• 2025-10-17 Listed $699,000 HVCRMLS
• 2025-10-08 Listed $699,000 HVCRMLS
• 2025-10-08 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-28 Sold (Public Records) $440,000 Public Records
• 2025-05-16 Sold (MLS) $440,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Sold (MLS) $440,000 HVCRMLS
• 2025-03-26 Pending — HVCRMLS
• 2025-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-18 Contingent — HVCRMLS
• 2025-03-12 Listed $450,000 HVCRMLS
• 2025-03-12 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Coming Soon $450,000 HVCRMLS
• 2025-03-10 Coming Soon $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $459,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-04 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-01-02 Listed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2024-09-18 Sold (Public Records) $330,000 Public Records
• 2021-03-27 Listed $409,000 HVCRMLS
• 1990-04-20 Sold (Public Records) $113,000 Public Records
• 1986-02-18 Sold (Public Records) $83,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $10,368 · -8.3% YoY. Source: county tax records.