496 Whitfield Rd · Accord, NY 12404

$595,000

3 bd · 2.5 ba · 2,228 sqft · SingleFamily public records · 68 Days on market

Built 2006 4.87 ac lot $267/sqft · 37% below area Est $938k · 37% under ↓ 8% since listing

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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 +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this amazing Cape Cod-style home, set back on nearly 5 private acres and complete with a charming rocking chair front porch. Inside, you’ll find an open-concept layout featuring a spacious living room with a cozy wood-burning stove, an eat-in kitchen with a large island, and a formal dining room perfect for entertaining. A stunning three-season room offers the ideal space to relax and take in the peaceful views of your property. The sun-filled, expansive first-floor primary suite is a true retreat, boasting an ensuite bath with a soaking tub and double walk-in closets. The main level also includes an additional full bath and access to the attached two-car garage. Upstairs, two additional bedrooms share a full bath, along with a generously unfinished bonus room offering endless possibilities. Step outside and enjoy the ultimate in privacy—nearly 5 acres of serene land perfect for entertaining, recreation, or simply unwinding in your own backyard oasis.

Key facts

• Three-season room
• Wood-burning stove
• Large island

Tags

• ROCKING CHAIR FRONT PORCH
• OPEN-CONCEPT LAYOUT
• WOOD-BURNING STOVE
• EAT-IN KITCHEN
• LARGE ISLAND
• THREE-SEASON ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $12k ($140k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $595k).
• Recommended offer: $559k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.7% vs local median 3.9% in Accord — 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 66/100 on livability (#638 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B+; Watch: schools D+, crime F, amenities F.
• Rondout Valley Central School District (rural): math 39% / reading 51% proficiency, ranked #447 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 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 $18k 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 $167k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($559k) is reasonable based on typical stale-listing flexibility.

Recommended offer $559,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.36% ✓
• Cap rate: 29.75%
• Cash-on-cash: 83.76%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

• ARV (median comp): $937,715
• List price: $595,000
• Delta: -36.55%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Lost Quarry Rd	0.19mi	4/2.0 (+1)	2,054 (-8%)	7mo	$1,225,000	$596	65
73 Woodland Dr	0.59mi	3/2.0	2,520 (+13%)	22mo	$575,000	$228	30

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: 84.1%
• Equity multiple: 4.87×
• Total profit: $644,544
• Equity at exit: $88,716

10-year hold

• IRR: 87.4%
• Equity multiple: 10.10×
• Total profit: $1,516,300
• Equity at exit: $51,445

Cash invested: $166,600 (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 12404

• Home prices YoY: -11.9%
• Active inventory: 41
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $20,000 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$803 /mo · $9,641/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,200
• Net cashflow: $11,628

Break-even live

Break-even rent $5,280

Max offer price $595,000

Occupancy floor 37%

Sensitivity live

Price	-10% $11,965	-5% $11,797	+0% $11,628	+5% $11,460	+10% $11,292
Rent	-10% $10,048	-5% $10,838	+0% $11,628	+5% $12,418	+10% $13,208
Rate	-1.0pp $11,928	-0.5pp $11,780	base $11,628	+0.5pp $11,474	+1.0pp $11,317

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Cherry Hill Rd Accord, NY	4.0	3.5	2956	$20,000	$6.77	45d	1	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $595,000 Active 68 DOM
2. 2026-06-19
   days on market $595,000 Active 66 DOM
3. 2026-06-18
   days on market $595,000 Active 65 DOM
4. 2026-06-17
   days on market $595,000 Active 64 DOM
5. 2026-06-16
   days on market $595,000 Active 63 DOM
6. 2026-06-15
   days on market $595,000 Active 62 DOM
7. 2026-06-14
   days on market $595,000 Active 60 DOM
8. 2026-06-12
   days on market $595,000 Active 59 DOM
9. 2026-06-09
   days on market $595,000 Active 56 DOM
10. 2026-06-08
    days on market $595,000 Active 55 DOM
11. 2026-06-07
    days on market $595,000 Active 54 DOM
12. 2026-06-03
    days on market $595,000 Active 50 DOM
13. 2026-06-02
    days on market $595,000 Active 49 DOM
14. 2026-06-01
    days on market $595,000 Active 48 DOM
15. 2026-05-31
    days on market $595,000 Active 47 DOM
16. 2026-05-30
    days on market $595,000 Active 46 DOM
17. 2026-05-13
    price $595,000 988-char remark

    Show marketing remark (988 chars)

    Welcome to this amazing Cape Cod-style home, set back on nearly 5 private acres and complete with a charming rocking chair front porch. Inside, you’ll find an open-concept layout featuring a spacious living room with a cozy wood-burning stove, an eat-in kitchen with a large island, and a formal dining room perfect for entertaining. A stunning three-season room offers the ideal space to relax and take in the peaceful views of your property. The sun-filled, expansive first-floor primary suite is a true retreat, boasting an ensuite bath with a soaking tub and double walk-in closets. The main level also includes an additional full bath and access to the attached two-car garage. Upstairs, two additional bedrooms share a full bath, along with a generously unfinished bonus room offering endless possibilities. Step outside and enjoy the ultimate in privacy—nearly 5 acres of serene land perfect for entertaining, recreation, or simply unwinding in your own backyard oasis.

18. 2026-04-14
    listed $649,000 Active 988-char remark

    Show marketing remark (988 chars)

    Welcome to this amazing Cape Cod-style home, set back on nearly 5 private acres and complete with a charming rocking chair front porch. Inside, you’ll find an open-concept layout featuring a spacious living room with a cozy wood-burning stove, an eat-in kitchen with a large island, and a formal dining room perfect for entertaining. A stunning three-season room offers the ideal space to relax and take in the peaceful views of your property. The sun-filled, expansive first-floor primary suite is a true retreat, boasting an ensuite bath with a soaking tub and double walk-in closets. The main level also includes an additional full bath and access to the attached two-car garage. Upstairs, two additional bedrooms share a full bath, along with a generously unfinished bonus room offering endless possibilities. Step outside and enjoy the ultimate in privacy—nearly 5 acres of serene land perfect for entertaining, recreation, or simply unwinding in your own backyard oasis.

ⓘ 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: $9,641 · $803/mo
• Projected year-2 tax: $9,848 · $821/mo
• Expected delta: +$207/yr (+$17/mo · 2.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $240,000
• − Mortgage interest: −$33,329
• − Property taxes: −$9,641
• − Insurance: −$2,975
• − Repairs & maintenance: −$19,200
• − Management: −$19,200
• − Depreciation: −$17,309
• Taxable income: $138,346
• Est. tax owed @ 24.0%: −$33,203
• After-tax cash flow: $106,338/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: Rondout Valley Central School District
• NCES district ID: 3624960
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $59,408
• Composite: 39.5/100
• National rank: #3949
• State rank: #447 of 590 in NY

Livability — Accord

• Score: 66/100
• State rank: #638
• US rank: #11891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,046

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 11% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 5% Cuban 3%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 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: ▼ -46.90%
• Current HPI: 345.6723
• 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

-8.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $649,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $9,641 · -0.3% YoY. Source: county tax records.