1588 Route 212 · Woodstock, NY 12477

$299,000

4 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 14 Days on market

Built 1940 0.50 ac lot

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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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the heart of the Hudson Valley! Situated on a scenic half-acre lot with a tranquil creek, this 4-bedroom, 2-bath home offers endless potential for renovation and restoration. The property features a covered wrap around front porch, fenced front yard, garage, and finished walk-out lower level, providing a solid foundation for your vision. Conveniently located just minutes from the vibrant Villages of Saugerties and Woodstock, you'll enjoy easy access to local shops, restaurants, art galleries, farmers markets, hiking trails, skiing, and all the recreational amenities the Catskills region has to offer. Whether you're an investor, contractor, flipper, or buyer looking to

Key facts

• Scenic half-acre lot
• Tranquil creek
• Fenced front yard

Tags

• SCENIC HALF-ACRE LOT
• TRANQUIL CREEK
• FENCED FRONT YARD
• FINISHED WALK-OUT LOWER LEVEL
• EASY ACCESS TO HIKING TRAILS
• EASY ACCESS TO SKIING

Property features AI

Exterior

• Parking: Driveway; 2 parking spaces total; 1-car garage
• Utilities: Central Hudson electric service; Septic tank; Cable connected; Electricity connected
• Home design: Single family residence; Two levels; Property condition listed as actual
• Construction: Vinyl siding
• Exterior features: Garden; Mailbox; Covered wrap-around porch; Front and back yard, level; Fenced front yard with wood fencing

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Steam heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Finished basement with walk-out access; Attic access via scuttle; Dining area, home office, library/den, media room
• Laundry & utility: Electric dryer hookup; Laundry room located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-20 ($-242/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (8.4% below list).
• Recommended offer: $274k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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: Cahill School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 398 students, 55% 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 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 active listings in the ZIP; solid renter incomes; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• This rent runs 41% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $299k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $273,819 (8.4% 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 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $748,176
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Glasco Tpke	0.35mi	4/2.5	1,860 (+7%)	11mo	$797,500	$429	62
1531 Glasco Tpke	0.48mi	4/2.5	1,860 (+7%)	11mo	$797,500	$429	56
1671 Glasco Tpke	0.25mi	3/2.0 (-1)	1,992 (+14%)	6mo	$790,000	$397	55

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-49,622
• Equity at exit: $44,582

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-44,403
• Equity at exit: $25,852

Cash invested: $83,720 (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 12477

• Home prices YoY: -18.1%
• Active inventory: 173
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$491 /mo · $5,889/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-20

Break-even live

Break-even rent $2,764

Max offer price $295,439

Occupancy floor 96%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $299,000 Active 14 DOM
2. 2026-06-18
   days on market $299,000 Active 13 DOM
3. 2026-06-17
   days on market $299,000 Active 12 DOM
4. 2026-06-16
   days on market $299,000 Active 11 DOM
5. 2026-06-15
   days on market $299,000 Active 10 DOM
6. 2026-06-14
   days on market $299,000 Active 8 DOM
7. 2026-06-12
   days on market $299,000 Active 7 DOM
8. 2026-06-09
   days on market $299,000 Active 4 DOM
9. 2026-06-08
   days on market $299,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $299,000 Active 2 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: $5,889 · $491/mo
• Projected year-2 tax: $5,889 · $491/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 ≥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: $32,858
• − Mortgage interest: −$16,749
• − Property taxes: −$5,889
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$8,698
• Taxable loss: −$5,230
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $1,013/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

• County: Ulster County · 56,183 people
• City population: 4,530
• Metro: Kingston, NY
• Population (ZIP): 19,066
• Household income: $80,861
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 725.0

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 12% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -72.47%
• Current HPI: 327.9975
• Rent YoY: —
• Metro: Kingston, NY
• 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

+232.2% since first listed

2 events — show timeline

• 2026-06-05 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 1991-03-01 Sold (Public Records) $90,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $5,889 · +0.7% YoY. Source: county tax records.