1014 Route 44 55 · Clintondale, NY 12515

$235,000

3 bd · 1.5 ba · 1,495 sqft · SingleFamily public records · 122 Days on market

Built 1888 1.00 ac lot $157/sqft · 49% below area Est $459k · 49% 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Appreciation +6.6/10.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Major Heavy Lifting Done! Finish This 3-4BR/2BA Gem on 1 Acre. Bring your tool belt and your vision! This 3-bedroom, 2-bathroom home has been gutted and is ready for the finish line. The expensive, "invisible" work is already complete: features include a brand-new furnace, new electrical, new windows, and new siding. Outdoor living is already upgraded with a beautiful new front porch and a spacious new rear deck, perfect for enjoying the privacy of your full acre lot. To help you finish strong, the seller is including new kitchen cabinets, floor tile, lighting fixtures, and a generator in the sale. This is a rare opportunity to build equity fast or create a custom dream home without the hassle of a full teardown. Sold as-is. Cash or renovation loans only.

Key facts

• New siding
• New rear deck
• New front porch

Tags

• BRAND NEW FURNACE
• NEW ELECTRICAL
• NEW WINDOWS
• NEW SIDING
• NEW FRONT PORCH
• NEW REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (6.5% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 2.9% in Clintondale — 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 64/100 on livability (#732 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment B+, housing B; Watch: cost of living D, amenities F, commute F.
• Highland Central School District (suburban): math 50% / reading 69% proficiency, ranked #227 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Elementary School (math 46% / reading 67%, grade C+, #899 of 2,108 statewide, top 43%, 638 students, 38% FRL); Highland Middle School (math 27% / reading 57%, grade D-, #379 of 729 statewide, top 54%, 376 students, 42% FRL); Highland High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 512 students, 41% FRL).
• Market conditions: 7 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.3% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $235k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,800 (12.0% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 8.9

CMA / ARV

• ARV (median comp): $458,625
• List price: $235,000
• Delta: -48.76%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Hull Ave	0.33mi	3/2.0	1,444 (-3%)	22mo	$425,000	$294	58
365 Crescent Ave	0.49mi	3/1.0	1,372 (-8%)	8mo	$337,000	$246	55

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

Projected returns pro-forma

3.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.35×
• Total profit: $23,271
• Equity at exit: $109,252

10-year hold

• IRR: 8.9%
• Equity multiple: 2.38×
• Total profit: $91,042
• Equity at exit: $171,212

Cash invested: $65,800 (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 12515

• Home prices YoY: 0.9%
• Active inventory: 7
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$540 /mo · $6,480/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-135

Break-even live

Break-even rent $2,367

Max offer price $211,165

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-68	+0% $-135	+5% $-201	+10% $-268
Rent	-10% $-308	-5% $-222	+0% $-135	+5% $-48	+10% $39
Rate	-1.0pp $-17	-0.5pp $-75	base $-135	+0.5pp $-196	+1.0pp $-258

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   status $235,000 Pending 122 DOM
2. 2026-06-18
   days on market $235,000 Active 122 DOM
3. 2026-06-17
   days on market $235,000 Active 121 DOM
4. 2026-06-16
   days on market $235,000 Active 120 DOM
5. 2026-06-15
   days on market $235,000 Active 119 DOM
6. 2026-06-13
   days on market $235,000 Active 117 DOM
7. 2026-06-12
   days on market $235,000 Active 116 DOM
8. 2026-06-09
   days on market $235,000 Active 113 DOM
9. 2026-06-08
   days on market $235,000 Active 112 DOM
10. 2026-06-07
    days on market $235,000 Active 111 DOM
11. 2026-06-05
    days on market $235,000 Active 109 DOM
12. 2026-06-04
    days on market $235,000 Active 107 DOM
13. 2026-06-02
    days on market $235,000 Active 106 DOM
14. 2026-06-01
    days on market $235,000 Active 105 DOM
15. 2026-05-31
    days on market $235,000 Active 104 DOM
16. 2026-02-16
    listed $235,000 Active 775-char remark

    Show marketing remark (775 chars)

    Major Heavy Lifting Done! Finish This 3-4BR/2BA Gem on 1 Acre. Bring your tool belt and your vision! This 3-bedroom, 2-bathroom home has been gutted and is ready for the finish line. The expensive, "invisible" work is already complete: features include a brand-new furnace, new electrical, new windows, and new siding. Outdoor living is already upgraded with a beautiful new front porch and a spacious new rear deck, perfect for enjoying the privacy of your full acre lot. To help you finish strong, the seller is including new kitchen cabinets, floor tile, lighting fixtures, and a generator in the sale. This is a rare opportunity to build equity fast or create a custom dream home without the hassle of a full teardown. Sold as-is. Cash or renovation loans only.

17. 2021-01-11
    soldstatus $42,000 132-char remark

    Show marketing remark (132 chars)

    1 acre parcel conveniently located in Clintondale. Existing house on property most likely needs demo. Lovely stonewalls on property.

18. 2020-10-14
    listed $55,000 132-char remark

    Show marketing remark (132 chars)

    1 acre parcel conveniently located in Clintondale. Existing house on property most likely needs demo. Lovely stonewalls on property.

ⓘ 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: $6,480 · $540/mo
• Projected year-2 tax: $6,480 · $540/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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,359
• − Mortgage interest: −$13,164
• − Property taxes: −$6,480
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$6,836
• Taxable loss: −$5,513
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $-296/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: Highland Central School District
• NCES district ID: 3614400
• Math proficiency: 50% ▼ -3.00%
• Reading proficiency: 69% ▲ 14.00%
• Median HH income: $63,600
• Composite: 51.89/100
• National rank: #1652
• State rank: #227 of 590 in NY

Livability — Clintondale

• Score: 64/100
• State rank: #732
• US rank: #13975

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment B+ Housing B Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clintondale, NY
• Population (ZIP): 1,483

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 15% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 11%
• Common ancestry: Italian 10% Iranian 5% Slovak 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 12% Russian/Polish/Slavic 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: ▲ 3.27%
• Current HPI: 360.1405
• 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

+327.3% since first listed

3 events — show timeline

• 2026-02-16 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-11 Sold (MLS) $42,000 HVCRMLS
• 2020-10-14 Listed $55,000 HVCRMLS

Property tax history

+7.7%/yr

Latest (2025): $6,480 · -3.5% YoY. Source: county tax records.