110 Cottontail Ln · Woodstock, NY 12498

$539,000

4 bd · 2.5 ba · 2,265 sqft · MultiFamily public records · 38 Days on market

Built 1957 0.37 ac lot $238/sqft · 37% below area Est $854k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream and mountain views, this well-maintained two-family home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. The one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

Key facts

• Hardwood flooring
• Half bath
• Gentle stream

Tags

• CUL-DE-SAC
• GENTLE STREAM
• MOUNTAIN VIEWS
• EAT-IN KITCHEN
• HALF BATH
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electricity connected (Central Hudson); Water connected; Septic tank
• Home design: Single family residence; Updated / remodeled condition
• Construction: Frame construction
• Exterior features: Back yard; Front yard; Corner lot; Cul-de-sac location; Garden; Landscaped grounds; Level lot; Partially wooded; Shed(s); Waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Oil heating; Attic fan for cooling; Pellet stove in family room (fireplace)
• Interior features: Ceiling fans; Eat-in kitchen; Galley-style kitchen; High ceilings; In-law floorplan; Covered patio and porch; Porch; Patio
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $539k.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $539k).
• Recommended offer: $523k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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.
• Saugerties Central School District (suburban): math 38% / reading 57% proficiency, ranked #419 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Morse School (math 27% / reading 62%, grade F, #1,277 of 2,108 statewide, top 64%, 301 students, 49% FRL); Saugerties Junior High School (math 20% / reading 44%, grade F, #511 of 729 statewide, top 71%, 358 students, 46% FRL); Saugerties Senior High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 756 students, 44% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of loan paydown is wiped out by about $16k 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 $151k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $539k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $522,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1957 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.26% ✓
• Cap rate: 19.66%
• Cash-on-cash: 47.74%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $853,758
• List price: $539,000
• Delta: -36.87%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.2%
• Equity multiple: 2.96×
• Total profit: $295,189
• Equity at exit: $80,367

10-year hold

• IRR: 51.1%
• Equity multiple: 5.97×
• Total profit: $749,947
• Equity at exit: $46,603

Cash invested: $150,920 (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: 13.9×

Monthly cashflow live

• Estimated rent: $12,184 medium
• Mortgage (P&I): −$2,827
• Tax from tax record: −$570 /mo · $6,840/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,559
• Net cashflow: $6,004

Break-even live

Break-even rent $4,584

Max offer price $539,000

Occupancy floor 46%

Sensitivity live

Price	-10% $6,309	-5% $6,157	+0% $6,004	+5% $5,852	+10% $5,699
Rent	-10% $5,042	-5% $5,523	+0% $6,004	+5% $6,485	+10% $6,967
Rate	-1.0pp $6,276	-0.5pp $6,141	base $6,004	+0.5pp $5,865	+1.0pp $5,722

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$9,723
1× unit	1	1	$2,462
Total (4 units)			$12,184

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: $134,750
• Closing costs: $16,170
• 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	1.36mi

Listing history 22 events

1. 2026-06-19
   days on market $539,000 Active 38 DOM
2. 2026-06-18
   days on market $539,000 Active 37 DOM

   Show marketing remark (987 chars)

   Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream, and mountain views, this well-maintained home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. An attached one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

3. 2026-06-18
   price $539,000 Active 36 DOM

   Show marketing remark (987 chars)

   Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream, and mountain views, this well-maintained home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. An attached one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

4. 2026-06-17
   days on market $554,900 Active 36 DOM
5. 2026-06-16
   days on market $554,900 Active 35 DOM
6. 2026-06-15
   days on market $554,900 Active 34 DOM
7. 2026-06-14
   days on market $554,900 Active 32 DOM
8. 2026-06-12
   days on market $554,900 Active 31 DOM
9. 2026-06-09
   days on market $554,900 Active 28 DOM
10. 2026-06-08
    days on market $554,900 Active 27 DOM
11. 2026-06-07
    days on market $554,900 Active 26 DOM
12. 2026-06-05
    days on market $554,900 Active 23 DOM
13. 2026-06-03
    days on market $554,900 Active 22 DOM
14. 2026-06-02
    days on market $554,900 Active 21 DOM
15. 2026-06-01
    days on market $554,900 Active 20 DOM
16. 2026-05-31
    days on market $554,900 Active 19 DOM
17. 2026-05-30
    days on market $554,900 Active 18 DOM
18. 2026-05-12
    listed $569,000 Active 987-char remark

    Show marketing remark (987 chars)

    Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream, and mountain views, this well-maintained home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. An attached one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

19. 2026-05-12
    listed $569,000 Active 989-char remark

    Show marketing remark (987 chars)

    Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream, and mountain views, this well-maintained home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. An attached one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

20. 2026-05-12
    listed $569,000 Active

    Show marketing remark (987 chars)

    Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream, and mountain views, this well-maintained home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. An attached one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

21. 2026-05-12
    listed $569,000 Active

    Show marketing remark (987 chars)

    Tucked away at the end of a quiet cul-de-sac in Woodstock, and set against a backdrop of woods, a gentle stream, and mountain views, this well-maintained home offers flexibility and income potential. The main residence features a welcoming living room, an eat-in kitchen, and a convenient half bath on the first floor. Upstairs, three bedrooms and a full bath provide a functional and comfortable layout, with hardwood flooring throughout. The lower level adds valuable living space with a spacious family room, complete with a pellet stove--perfect for cozy evenings. An attached one-bedroom apartment, with its own private entrance, is ideal for guests, extended family, or rental income. It features a full kitchen, bath, in-unit washer and dryer, and a charming three-season porch with skylights that fill the space with natural light. A rare opportunity to own a versatile property in a peaceful Woodstock setting, surrounded by nature yet close to everything the area has to offer.

22. 2003-02-12
    soldstatus $130,000

ⓘ 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: $6,840 · $570/mo
• Projected year-2 tax: $7,975 · $665/mo
• Expected delta: +$1,134/yr (+$95/mo · 16.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $146,208
• − Mortgage interest: −$30,192
• − Property taxes: −$6,840
• − Insurance: −$2,695
• − Repairs & maintenance: −$11,697
• − Management: −$11,697
• − Depreciation: −$15,680
• Taxable income: $67,407
• Est. tax owed @ 24.0%: −$16,178
• After-tax cash flow: $55,873/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: Saugerties Central School District
• NCES district ID: 3625800
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 57% ▲ 8.00%
• Median HH income: $56,897
• Composite: 41.3/100
• National rank: #3515
• State rank: #419 of 590 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

• 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

+314.6% since first listed

13 events — show timeline

• 2026-06-18 Price Changed $539,000 HVCRMLS
• 2026-06-18 Price Changed $539,000 HVCRMLS
• 2026-06-18 Price Changed $539,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-18 Price Changed $539,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $554,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $554,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $554,900 HVCRMLS
• 2026-05-27 Price Changed $554,900 HVCRMLS
• 2026-05-12 Listed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $569,000 HVCRMLS
• 2026-05-12 Listed $569,000 HVCRMLS
• 2003-02-12 Sold (Public Records) $130,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $6,840 · +0.5% YoY. Source: county tax records.