113 Meadow Ct · Woodstock, NY 12498

$175,000

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 34 Days on market

Built 1952 10,454 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Tucked at the end of a quiet cul-de-sac in Woodstock, this bright, single-level ranch offers a great opportunity for a buyer ready to renovate and make it their own. Set on a 0.24-acre lot with a level backyard, the property enjoys a peaceful setting just minutes from the center of town. The home offers 849 square feet with 2 bedrooms and 1 bath. In addition to the main living room, the layout includes a separate room that can serve as a second living area, office, or guest space. Its straightforward layout and single-level living make it an appealing option for someone looking to update a home to suit their own style and needs. Listed below assessed value to reflect the work needed, this i

Key facts

• Strong foundation
• Quiet cul-de-sac
• Level backyard

Tags

• QUIET CUL-DE-SAC
• LEVEL BACKYARD
• SEPARATE ROOM
• SINGLE-LEVEL LIVING
• STRONG FOUNDATION

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Electricity connected; Water connected; Sewer: Unknown
• Home design: Single-family residence; One story
• Construction: Frame construction; Shingle roof
• Exterior features: Partial fencing; Back yard; Level lot; Asphalt road access

Interior

• Bedrooms: Primary bedroom located downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: Onteora High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 413 students, 44% FRL).
• Zoned-school proficiency averages 91% at this address vs 58% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Onteora Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 71 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $175k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1952 — 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: 1.83% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.97%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $382,632
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Yerry Hill Rd	0.12mi	3/1.0 (+1)	894 (0%)	5mo	$450,000	$503	85
30 Dixon Ave	0.09mi	3/1.0 (+1)	894 (0%)	11mo	$367,000	$411	82
105 Meadow Ct	0.04mi	2/1.0	925 (+4%)	19mo	$355,000	$384	76
20 Overlook Dr	0.27mi	3/1.0 (+1)	917 (+3%)	6mo	$308,000	$336	73
17 Harder Rd	0.19mi	2/1.0	806 (-10%)	17mo	$345,000	$428	61
192 Broadview Rd	0.54mi	2/1.0	865 (-3%)	23mo	$582,575	$673	51

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: 25.8%
• Equity multiple: 2.07×
• Total profit: $52,263
• Equity at exit: $26,093

10-year hold

• IRR: 33.5%
• Equity multiple: 4.05×
• Total profit: $149,549
• Equity at exit: $15,131

Cash invested: $49,000 (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 12498

• Home prices YoY: -21.8%
• Active inventory: 71
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,201 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$273 /mo · $3,280/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,265

Break-even live

Break-even rent $1,600

Max offer price $175,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,364	-5% $1,314	+0% $1,265	+5% $1,215	+10% $1,165
Rent	-10% $1,012	-5% $1,138	+0% $1,265	+5% $1,391	+10% $1,517
Rate	-1.0pp $1,353	-0.5pp $1,309	base $1,265	+0.5pp $1,219	+1.0pp $1,173

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	1.29mi
5 Rock City Rd Unit 3D Woodstock, NY	1.0	1.0	600	$2,300	$3.83	45d	1	1.39mi

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-15
   listed $175,000 Active
4. 1994-12-13
   soldstatus $51,500
5. 1989-10-13
   soldstatus $65,000

ⓘ 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: $3,280 · $273/mo
• Projected year-2 tax: $3,280 · $273/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $38,407
• − Mortgage interest: −$9,803
• − Property taxes: −$3,280
• − Insurance: −$875
• − Repairs & maintenance: −$3,073
• − Management: −$3,073
• − Depreciation: −$5,091
• Taxable income: $13,214
• Est. tax owed @ 24.0%: −$3,171
• After-tax cash flow: $12,003/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

+169.2% since first listed

5 events — show timeline

• 2026-05-19 Pending — HVCRMLS
• 2026-04-23 Contingent — HVCRMLS
• 2026-04-15 Listed $175,000 HVCRMLS
• 1994-12-13 Sold (Public Records) $51,500 Public Records
• 1989-10-13 Sold (Public Records) $65,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,280 · -5.4% YoY. Source: county tax records.