861 Snydertown Rd · Claverack-Red Mills, NY 12521

$579,000

3 bd · 2.0 ba · 1,498 sqft · Other public records · 285 Days on market

Built 1930 6.10 ac lot $387/sqft · 19% above area Est $485k · 19% over

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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 +22.1/30.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Country cottage sitting on a 6 acre property with 3 ponds and a large yard surrounded by lilacs. This 3 bedroom, 2 bathroom home offers a country retreat on a quiet road. There are pine floors throughout the home with the washer and dryer hookup in the pantry, light filled sun room and built in pine bookcase. The kitchen is equipped with stainless steel refrigerator, dishwasher, gas range stove and deep cast iron sink. The main bedroom and upstairs bathroom offer ample closet space. Hot water baseboard heat with maintained boiler and new oil tank. An expansive wildflower field leads to fenced in garden, workshop/studio and additional building. The workshop/studio space has a one car garage, second story loft with skylights and large windows that overlook the pond providing plenty of light. There is also a 200 AMP breaker and is wired for broadband. The additional residence on the property can be used as barn space or given a modern make over. This home is minutes away from the Taconic State Parkway and only 8 miles from Hudson Amtrak Station. This home is convenient to dining, art galleries, antique shops, ski and bike trails while being nestled in the countryside. Agent is related to seller.

Key facts

• Ample outdoor space
• Community amenities
• Spacious lot

Tags

• SPACIOUS LOT
• RECREATIONAL AMENITIES
• COMMUNITY AMENITIES
• AMPLE OUTDOOR SPACE
• EXPANSIVE GARAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $579k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $579k).
• Recommended offer: $510k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.9% in Claverack-Red Mills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Taconic Hills Central School District (rural): math 53% / reading 51% proficiency, ranked #335 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $62k of equity ($4k loan paydown + $58k appreciation (10.0% local appreciation)).
• Columbia County population projected at -22% 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 $162k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($510k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $320k; list at $579k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $509,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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 1930 — 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $484,968
• List price: $579,000
• Delta: 19.39%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.3%
• Equity multiple: 3.31×
• Total profit: $374,614
• Equity at exit: $521,609

10-year hold

• IRR: 25.4%
• Equity multiple: 7.52×
• Total profit: $1,056,258
• Equity at exit: $1,124,870

Cash invested: $162,120 (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 12521

• Home prices YoY: 23.4%
• Active inventory: 42
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $5,838 medium
• Mortgage (P&I): −$3,036
• Tax from tax record: −$402 /mo · $4,821/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $932

Break-even live

Break-even rent $4,657

Max offer price $579,000

Occupancy floor 79%

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $579,000 Active 285 DOM
2. 2026-06-18
   days on market $579,000 Active 284 DOM
3. 2026-06-17
   days on market $579,000 Active 283 DOM
4. 2026-06-16
   days on market $579,000 Active 282 DOM
5. 2026-06-15
   days on market $579,000 Active 281 DOM
6. 2026-06-14
   days on market $579,000 Active 279 DOM
7. 2026-06-12
   days on market $579,000 Active 278 DOM
8. 2026-06-09
   days on market $579,000 Active 275 DOM
9. 2026-06-08
   days on market $579,000 Active 274 DOM
10. 2026-06-07
    days on market $579,000 Active 273 DOM
11. 2026-06-07
    days on market $579,000 Active 272 DOM
12. 2026-06-04
    days on market $579,000 Active 269 DOM
13. 2026-06-02
    days on market $579,000 Active 268 DOM
14. 2026-06-01
    days on market $579,000 Active 267 DOM
15. 2026-05-31
    days on market $579,000 Active 266 DOM
16. 2026-05-31
    days on market $579,000 Active 265 DOM
17. 2025-09-07
    listed $579,000 Active 1211-char remark

    Show marketing remark (1211 chars)

    Country cottage sitting on a 6 acre property with 3 ponds and a large yard surrounded by lilacs. This 3 bedroom, 2 bathroom home offers a country retreat on a quiet road. There are pine floors throughout the home with the washer and dryer hookup in the pantry, light filled sun room and built in pine bookcase. The kitchen is equipped with stainless steel refrigerator, dishwasher, gas range stove and deep cast iron sink. The main bedroom and upstairs bathroom offer ample closet space. Hot water baseboard heat with maintained boiler and new oil tank. An expansive wildflower field leads to fenced in garden, workshop/studio and additional building. The workshop/studio space has a one car garage, second story loft with skylights and large windows that overlook the pond providing plenty of light. There is also a 200 AMP breaker and is wired for broadband. The additional residence on the property can be used as barn space or given a modern make over. This home is minutes away from the Taconic State Parkway and only 8 miles from Hudson Amtrak Station. This home is convenient to dining, art galleries, antique shops, ski and bike trails while being nestled in the countryside. Agent is related to seller.

18. 2021-06-03
    soldstatus $320,000
19. 2001-07-17
    soldstatus $85,000

ⓘ 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: $4,821 · $402/mo
• Projected year-2 tax: $7,303 · $609/mo
• Expected delta: +$2,482/yr (+$207/mo · 51.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,051
• − Mortgage interest: −$32,433
• − Property taxes: −$4,821
• − Insurance: −$2,895
• − Repairs & maintenance: −$5,604
• − Management: −$5,604
• − Depreciation: −$16,844
• Taxable income: $1,851
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $10,745/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: Taconic Hills Central School District
• NCES district ID: 3628620
• Math proficiency: 53% ▲ 10.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $57,329
• Composite: 45.16/100
• National rank: #2676
• State rank: #335 of 590 in NY

Livability — Claverack-Red Mills

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

Census & demographics

• City population: 198
• Population (ZIP): 1,874

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 83.58%
• Current HPI: 441.0272
• 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

+581.2% since first listed

3 events — show timeline

• 2025-09-07 Listed $579,000 HVCRMLS
• 2021-06-03 Sold (Public Records) $320,000 Public Records
• 2001-07-17 Sold (Public Records) $85,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $4,821 · -0.1% YoY. Source: county tax records.