674 Hurley Ave · Hurley, NY 12443

$425,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 26 Days on market

Built 1950 5.50 ac lot Est $383k · 11% over

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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).

• Cash flow +15.5/30.0
• Appreciation +5.4/10.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Mid-Century Brick Home on 5.3 Acres in Old Hurley with Endless Potential. Solid, sweet, and full of character, this 1950-built brick ranch offers 3 bedrooms, 1 bath, and is made up of two parcels totaling 5.3 acres. The main home rests on a 2.1-acre lot with a circular driveway, while an additional contiguous 3.3-acre parcel further back from the road provides exciting possibilities. Built by its original family 77 years ago, this mid-century gem features hardwood floors, a classic hipped roof, and three wood-burning heat sources: a stove in the basement, one in the kitchen, and a striking two-sided fireplace in the living room. The propane furnace with central air and a 200 amp pa

Key facts

• New propane furnace
• 5.3 acres
• Two-sided fireplace

Tags

• MID-CENTURY BRICK HOME
• 5.3 ACRES
• CIRCULAR DRIVEWAY
• WOOD-BURNING HEAT SOURCES
• TWO-SIDED FIREPLACE
• NEW PROPANE FURNACE

Property features AI

Exterior

• Parking: Attached 2-car garage; Circular driveway
• Utilities: Public water; Septic tank sewer; Propane service
• Home design: Single-family residence; One story; Residential zoning (R2, medium density)
• Construction: Brick construction
• Exterior features: Private yard; Asphalt roof; Circular driveway; Additional detached garage structures

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating with propane
• Interior features: Hardwood floors; Full basement with interior entry; Total of 5 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $395k (7.1% below list).
• Recommended offer: $395k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Hurley — 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 (#543 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, 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.
• Market conditions: 31 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

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (0.8% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $395,000 (7.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $383,032
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
459 Mountain View Ave	0.54mi	3/1.0	1,559 (+3%)	1mo	$396,150	$254	68
109 Terrace Ln	0.07mi	4/1.0 (+1)	1,677 (+11%)	8mo	$360,500	$215	66
160 Russell Rd	0.52mi	3/1.5	1,575 (+4%)	5mo	$390,000	$248	62
143 Old Route 209	0.57mi	3/1.0	1,344 (-11%)	0mo	$392,000	$292	55
170 Old Route 209	0.64mi	4/2.0 (+1)	1,538 (+2%)	5mo	$470,000	$306	53
104 Benson Ct	0.47mi	3/1.0	1,328 (-12%)	7mo	$349,900	$263	52
231 Millbrook Ave	0.32mi	3/2.0	1,404 (-7%)	24mo	$310,000	$221	50
511 Walnut St	0.59mi	4/1.5 (+1)	1,596 (+6%)	8mo	$335,000	$210	49
333 Overlook Dr	0.64mi	3/2.0	1,366 (-9%)	18mo	$420,000	$307	36

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

Projected returns pro-forma

0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.13×
• Total profit: $15,654
• Equity at exit: $141,616

10-year hold

• IRR: 7.3%
• Equity multiple: 1.87×
• Total profit: $103,761
• Equity at exit: $185,540

Cash invested: $119,000 (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 12443

• Home prices YoY: 0.3%
• Active inventory: 31
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,950 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$543 /mo · $6,522/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $171

Break-even live

Break-even rent $3,733

Max offer price $425,000

Occupancy floor 91%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Zandhoek Rd Hurley, NY	3.0	1.5	1581	$3,950	$2.50	43d	1	0.50mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-16
   listed $425,000 Active

ⓘ 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: $6,522 · $543/mo
• Projected year-2 tax: $6,852 · $571/mo
• Expected delta: +$330/yr (+$28/mo · 5.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $47,400
• − Mortgage interest: −$23,807
• − Property taxes: −$6,522
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,792
• − Management: −$3,792
• − Depreciation: −$12,364
• Taxable loss: −$5,001
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $3,254/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 — Hurley

• Score: 68/100
• State rank: #543
• US rank: #9765

Category grades

Amenities F Commute F Cost of living D+ 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: Hurley, NY
• Population (ZIP): 3,601

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 2%
• Common ancestry: Iranian 5% Romanian 4% Scotch-Irish 4%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 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: ▲ 0.84%
• Current HPI: 329.5547
• 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

3 events — show timeline

• 2026-05-12 Pending — HVCRMLS
• 2026-04-24 Contingent — HVCRMLS
• 2026-04-16 Listed $425,000 HVCRMLS

Property tax history

+2.3%/yr

Latest (2025): $6,522 · -0.5% YoY. Source: county tax records.