42 Dixon Ave · Woodstock, NY 12498

$335,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 50 Days on market

Built 1954 8,712 sqft lot $263/sqft · 23% below area Est $437k · 23% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a large level lot and a quiet road near the heart of town. Some recent updates and fresh paint make this 4 brdm ranch home a terrific find in today's market. A covered porch in the front and rear allow for convenient outdoor entertainment. There is also plenty of off street parking and a detached shed for additional storage. Central location just minutes to Woodstock's vibrant music scene, restaurants and shops. Close proximity to a public park, hiking and biking trails, skiing and golfing. A few more personal upgrades in the kitchen and second bath will make this gem shine even more.

Key facts

• 8,712 sq ft lot
• Built 1954
• Listed 49 days

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Living area per public records
• Construction: Frame construction with vinyl siding
• Exterior features: Front and back yard; Landscaped, level lot; Shed(s); Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 8 total rooms (room-level details not provided)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen with island and tile countertops; Covered porch, deck
• Laundry & utility: Laundry in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.6% in Woodstock — 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 77/100 on livability (#205 in NY, #3,176 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: employment D, commute F, cost of living 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: Woodstock Elementary School (math 75% / reading 75%, grade A, #289 of 2,108 statewide, top 15%, 149 students, 40% FRL); Onteora Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 171 students, 44% FRL); Onteora High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 413 students, 44% FRL).
• 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $68k; list at $335k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $436,716
• List price: $335,000
• Delta: -23.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Overlook Dr	0.23mi	3/1.0	1,266 (-0%)	11mo	$301,250	$238	80
44 Overlook Dr	0.16mi	3/1.0	1,164 (-8%)	6mo	$450,500	$387	74
15 Overlook Dr	0.22mi	3/1.0	1,286 (+1%)	19mo	$423,500	$329	72
57 Overlook Dr	0.06mi	2/2.0 (-1)	1,177 (-8%)	8mo	$325,000	$276	69
2 Fern Hollow Holw	0.52mi	2/1.0 (-1)	1,263 (-1%)	1mo	$475,000	$376	69
22 Overlook Dr	0.23mi	3/1.0	1,199 (-6%)	19mo	$515,000	$430	64
7 Lark Dr	0.23mi	3/2.5	1,345 (+6%)	19mo	$745,000	$554	58
219 Tinker St	0.41mi	2/1.0 (-1)	1,386 (+9%)	19mo	$845,000	$610	45
53 Blueberry Hill Rd	0.49mi	3/3.0	1,152 (-9%)	18mo	$952,500	$827	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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-3,072
• Equity at exit: $49,950

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $63,229
• Equity at exit: $28,965

Cash invested: $93,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$301 /mo · $3,616/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $804

Break-even live

Break-even rent $2,782

Max offer price $335,000

Occupancy floor 74%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Race Track Rd Bearsville, NY	2.0	1.0	956	$3,800	$3.97	43d	1	1.22mi

Listing history 29 events

1. 2026-06-19
   days on market $335,000 Active 50 DOM
2. 2026-06-18
   days on market $335,000 Active 49 DOM
3. 2026-06-17
   days on market $335,000 Active 48 DOM
4. 2026-06-16
   days on market $335,000 Active 47 DOM
5. 2026-06-15
   days on market $335,000 Active 46 DOM
6. 2026-06-14
   days on market $335,000 Active 44 DOM
7. 2026-06-12
   days on market $335,000 Active 43 DOM
8. 2026-06-09
   days on market $335,000 Active 40 DOM
9. 2026-06-08
   days on market $335,000 Active 39 DOM
10. 2026-06-07
    days on market $335,000 Active 38 DOM
11. 2026-06-05
    days on market $335,000 Active 35 DOM
12. 2026-06-02
    days on market $335,000 Active 33 DOM
13. 2026-06-01
    days on market $335,000 Active 32 DOM
14. 2026-05-31
    days on market $335,000 Active 31 DOM
15. 2026-05-30
    days on market $335,000 Active 30 DOM
16. 2026-05-01
    listed $335,000 Active 573-char remark

    Show marketing remark (604 chars)

    Situated on a large level lot and a quiet road near the heart of town. Some recent updates and fresh paint make this 4 brdm ranch home a terrific find in today's market. A covered porch in the front and rear allow for convenient outdoor entertainment. There is also plenty of off street parking and a detached shed for additional storage. Central location just minutes to Woodstock's vibrant music scene, restaurants and shops. Close proximity to a public park, hiking and biking trails, skiing and golfing. A few more personal upgrades in the kitchen and second bath will make this gem shine even more.

17. 2026-05-01
    listed $335,000 Active 572-char remark

    Show marketing remark (604 chars)

    Situated on a large level lot and a quiet road near the heart of town. Some recent updates and fresh paint make this 4 brdm ranch home a terrific find in today's market. A covered porch in the front and rear allow for convenient outdoor entertainment. There is also plenty of off street parking and a detached shed for additional storage. Central location just minutes to Woodstock's vibrant music scene, restaurants and shops. Close proximity to a public park, hiking and biking trails, skiing and golfing. A few more personal upgrades in the kitchen and second bath will make this gem shine even more.

18. 2026-04-23
    historical $335,000 572-char remark

    Show marketing remark (604 chars)

    Situated on a large level lot and a quiet road near the heart of town. Some recent updates and fresh paint make this 4 brdm ranch home a terrific find in today's market. A covered porch in the front and rear allow for convenient outdoor entertainment. There is also plenty of off street parking and a detached shed for additional storage. Central location just minutes to Woodstock's vibrant music scene, restaurants and shops. Close proximity to a public park, hiking and biking trails, skiing and golfing. A few more personal upgrades in the kitchen and second bath will make this gem shine even more.

19. 2026-04-23
    historical $335,000 573-char remark

    Show marketing remark (604 chars)

    Situated on a large level lot and a quiet road near the heart of town. Some recent updates and fresh paint make this 4 brdm ranch home a terrific find in today's market. A covered porch in the front and rear allow for convenient outdoor entertainment. There is also plenty of off street parking and a detached shed for additional storage. Central location just minutes to Woodstock's vibrant music scene, restaurants and shops. Close proximity to a public park, hiking and biking trails, skiing and golfing. A few more personal upgrades in the kitchen and second bath will make this gem shine even more.

20. 2024-06-11
    status Active
21. 2024-04-23
    historical Active Under Contract
22. 2024-03-22
    status Pending (Continue To Show)
23. 2024-03-06
    status Back On Market
24. 2024-02-23
    status Pending (Continue To Show)
25. 2023-11-19
    price $289,000
26. 2023-08-23
    price $300,000
27. 2023-07-03
    listed $275,000 Active
28. 2001-06-19
    soldstatus $68,000
29. 1984-08-14
    soldstatus $39,000

ⓘ 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: $3,616 · $301/mo
• Projected year-2 tax: $4,639 · $387/mo
• Expected delta: +$1,023/yr (+$85/mo · 28.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $45,600
• − Mortgage interest: −$18,765
• − Property taxes: −$3,616
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − Depreciation: −$9,745
• Taxable income: $4,503
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $8,571/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 — Woodstock

• Score: 77/100
• State rank: #205
• US rank: #3176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, NY
• City population: 4,530
• 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

+759.0% since first listed

15 events — show timeline

• 2026-05-27 Contingent — HVCRMLS
• 2026-05-01 Listed $335,000 HVCRMLS
• 2026-05-01 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $335,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $335,000 HVCRMLS
• 2024-06-11 Relisted — HVCRMLS
• 2024-04-23 Contingent — HVCRMLS
• 2024-03-22 Pending — HVCRMLS
• 2024-03-06 Relisted — HVCRMLS
• 2024-02-23 Pending — HVCRMLS
• 2023-11-19 Price Changed $289,000 HVCRMLS
• 2023-08-23 Price Changed $300,000 HVCRMLS
• 2023-07-03 Listed $275,000 HVCRMLS
• 2001-06-19 Sold (Public Records) $68,000 Public Records
• 1984-08-14 Sold (Public Records) $39,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,616 · -5.4% YoY. Source: county tax records.