70 Plank Rd · Napanoch, NY 12458

$200,000

4 bd · 1.0 ba · 1,760 sqft · SingleFamily public records · 6 Days on market

Built 1920 8,712 sqft lot Est $345k · 42% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Charming 1920s two-story home in Napanoch! This 1,760 sq ft residence features 4 spacious bedrooms, 1 full bath, a full basement, and sits on a manageable 0.20-acre lot. Built with character and updated in 1970, the home offers a wood-sided exterior, hot-air heating, and plenty of flexible space for today’s living needs. The layout lends itself to both comfort and functionality, whether you’re seeking a family home or an investment opportunity.

Key facts

• Hot air heating
• Manageable lot
• Full basement

Tags

• TWO STORY HOME
• WOOD SIDED EXTERIOR
• HOT AIR HEATING
• FULL BASEMENT
• MANAGEABLE LOT

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Electricity connected
• Home design: Single-family residence; Living area per public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Other heating; No central cooling
• Interior features: Other interior features; Full unfinished basement; Attic with pull-down stairs; 11 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.3% below list).
• Recommended offer: $157k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#435 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: 19 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 9→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,474 (21.3% 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. Built in 1920 — 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. 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?
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: 0.79% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $344,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Route 55	0.36mi	3/2.5 (-1)	1,864 (+6%)	1mo	$365,000	$196	62
67 Clinton St	0.23mi	4/1.0	1,564 (-11%)	11mo	$205,000	$131	62

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $96,001
• Equity at exit: $180,176

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $293,049
• Equity at exit: $388,556

Cash invested: $56,000 (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 12458

• Active inventory: 19
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-204

Break-even live

Break-even rent $1,833

Max offer price $163,975

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-147	+0% $-204	+5% $-261	+10% $-317
Rent	-10% $-328	-5% $-266	+0% $-204	+5% $-142	+10% $-80
Rate	-1.0pp $-103	-0.5pp $-153	base $-204	+0.5pp $-256	+1.0pp $-308

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $200,000 Active 6 DOM
2. 2026-06-21
   days on market $200,000 Active 5 DOM
3. 2026-06-18
   days on market $200,000 Active 3 DOM
4. 2026-06-17
   days on market $200,000 Active 2 DOM
5. 2026-06-17
   remarks 448-char remark
6. 2026-06-17
   listed $200,000 Active 1 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: $3,790 · $316/mo
• Projected year-2 tax: $3,790 · $316/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 9 d/yr ≥96°F today · 20 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: $18,897
• − Mortgage interest: −$11,203
• − Property taxes: −$3,790
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,818
• Taxable loss: −$5,938
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $-1,022/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 — Napanoch

• Score: 70/100
• State rank: #435
• US rank: #7610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napanoch, NY
• Population (ZIP): 3,195

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 22% Black 21% Two or more races 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 7%
• Common ancestry: American 7% Russian 4% Estonian 2%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 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: ▲ 109.69%
• Current HPI: 375.4261
• 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

+256.7% since first listed

5 events — show timeline

• 2026-06-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2004-10-20 Sold (Public Records) $175,000 Public Records
• 1992-12-16 Sold (Public Records) $56,065 Public Records

Property tax history

-0.8%/yr

Latest (2025): $3,790 · +4.6% YoY. Source: county tax records.