153 Glenerie Blvd · Ruby, NY 12477

$174,999

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 20 Days on market

Built 1926 0.32 ac lot Est $331k · 47% under

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.2/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in the heart of the Hudson Valley! This two-story, 2-bedroom, 1-bath single-family home sits on a 0.32-acre lot in the charming hamlet of Saugerties, NY — making it an ideal investment property, starter home, or renovation project for savvy buyers looking to build equity in one of Ulster County's most sought-after communities. Built in 1926, this home offers classic character and solid bones, with an unfinished basement providing additional storage or the potential to expand your living space. The two-story layout gives a natural separation between living and sleeping areas, adding functional versatility for investors eyeing rental income or owner-occupants alike. L

Key facts

• 0.32 acre lot
• Garage
• Built 1926

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard, Electric, Oil heating; No central cooling
• Interior features: Deck; Unfinished basement; Pull-down attic stairs
• Laundry & utility: No laundry appliances listed

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 $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.5% in Ruby — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: E R Crosby Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 303 students, 61% FRL); M Clifford Miller Middle School (math 21% / reading 37%, grade F, #566 of 729 statewide, top 78%, 822 students, 65% FRL); Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 70% FRL vs 45% district-wide (25 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 33% 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 $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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,374 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $331,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 North Dr	0.19mi	3/1.0 (+1)	1,609 (+12%)	6mo	$370,000	$230	61

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,572
• Equity at exit: $26,093

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $16,391
• 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 12477

• Home prices YoY: -18.1%
• Active inventory: 173
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$479 /mo · $5,748/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $292

Break-even live

Break-even rent $1,860

Max offer price $174,999

Occupancy floor 82%

Sensitivity live

Price	-10% $391	-5% $341	+0% $292	+5% $242	+10% $193
Rent	-10% $116	-5% $204	+0% $292	+5% $380	+10% $468
Rate	-1.0pp $380	-0.5pp $336	base $292	+0.5pp $247	+1.0pp $200

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: —

Listing history 17 events

1. 2026-06-19
   days on market $174,999 Active 20 DOM
2. 2026-06-18
   days on market $174,999 Active 19 DOM
3. 2026-06-17
   days on market $174,999 Active 18 DOM
4. 2026-06-16
   days on market $174,999 Active 17 DOM
5. 2026-06-15
   days on market $174,999 Active 16 DOM
6. 2026-06-14
   days on market $174,999 Active 14 DOM
7. 2026-06-12
   days on market $174,999 Active 13 DOM
8. 2026-06-09
   days on market $174,999 Active 10 DOM
9. 2026-06-08
   days on market $174,999 Active 9 DOM
10. 2026-06-07
    days on market $174,999 Active 8 DOM
11. 2026-06-03
    days on market $174,999 Active 4 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    days on market $174,999 Active 3 DOM
14. 2026-06-01
    days on market $174,999 Active 2 DOM
15. 2026-05-30
    statusdays on market $174,999 Active 1 DOM
16. 2026-05-26
    historical $174,999
17. 1988-05-02
    soldstatus $85,000

ⓘ 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: $5,748 · $479/mo
• Projected year-2 tax: $5,748 · $479/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,758
• − Mortgage interest: −$9,803
• − Property taxes: −$5,748
• − Insurance: −$875
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$5,091
• Taxable income: $960
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $3,273/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 — Ruby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ulster County · 56,183 people
• City population: 569
• 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

+105.9% since first listed

2 events — show timeline

• 2026-05-26 Coming Soon $174,999 OneKey® MLS as Distributed by MLS Grid
• 1988-05-02 Sold (Public Records) $85,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,748 · -0.4% YoY. Source: county tax records.