58 Kelder Hwy · Accord, NY 12461

$550,000

3 bd · 3.0 ba · 2,128 sqft · SingleFamily public records · 305 Days on market

Built 1998 6.20 ac lot $258/sqft · 41% below area Est $930k · 41% under

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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).

• ARV discount +15.0/15.0
• Appreciation +5.9/10.0
• Cash flow +5.8/30.0
• Schools +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Tucked in the heart of the Catskills, this meticulously maintained property is a private retreat where every detail has been thoughtfully designed for comfort, beauty, and enjoyment. Surrounded by lush, mature landscaping, the home's outdoor spaces are truly extraordinary—swim in the sparkling pool, entertain on the expansive patio with wet bar, rinse off in the outdoor shower, or simply relax while taking in seasonal mountain views over the serene pond. Inside, the gorgeous granite kitchen features an inviting eat-in area overlooking the yard, a large movable island for flexible prep and serving space, and seamless flow into the living areas. Don't miss the primary suite with full bath. The walkout lower level offers additional living and entertaining possibilities, perfect for guests or a home office. Practical amenities abound, including an RV garage and carport. Located in a peaceful setting yet within easy reach of the Ashokan Reservoir, hiking trails, and the vibrant towns of Stone Ridge and Woodstock, this property offers a rare combination of seclusion, style, and convenience—an ideal full-time residence or weekend escape. This property has 2 parcels. 53.3-4-28.200, 53.3-4-27.100 One is wooded and could be built on but is kept as a buffer that makes this a gorgeous private piece. I added the assessment and taxes together .

Key facts

• Serene pond
• Outdoor shower
• Expansive patio

Tags

• LUSH MATURE LANDSCAPING
• EXPANSIVE PATIO
• OUTDOOR SHOWER
• SEASONAL MOUNTAIN VIEWS
• SERENE POND
• GRANITE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (42.1% below list).
• Recommended offer: $319k (42.1% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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: 38 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 $13k of equity ($4k loan paydown + $10k appreciation (1.7% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $121k; list at $550k implies a 355% gain — meaningful room to come down on a strong offer.

Recommended offer $318,511 (42.1% 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 305 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.58% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 14.4

CMA / ARV

• ARV (median comp): $929,592
• List price: $550,000
• Delta: -40.83%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Kelder Hwy	0.75mi	3/3.0	2,196 (+3%)	1mo	$920,000	$419	59
34 Tetta Ln	0.61mi	3/3.0	2,400 (+13%)	16mo	$1,090,000	$454	37
24 Tetta Ln	0.68mi	4/3.0 (+1)	2,414 (+13%)	21mo	$963,852	$399	23

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

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.74×
• Total profit: $-39,404
• Equity at exit: $208,918

10-year hold

• IRR: 0.2%
• Equity multiple: 1.03×
• Total profit: $4,434
• Equity at exit: $294,803

Cash invested: $154,000 (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 12461

• Home prices YoY: 0.5%
• Active inventory: 38
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $3,185 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$494 /mo · $5,929/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-1,091

Break-even live

Break-even rent $4,567

Max offer price $357,217

Occupancy floor —

Sensitivity live

Price	-10% $-780	-5% $-936	+0% $-1,091	+5% $-1,247	+10% $-1,403
Rent	-10% $-1,343	-5% $-1,217	+0% $-1,091	+5% $-965	+10% $-840
Rate	-1.0pp $-814	-0.5pp $-951	base $-1,091	+0.5pp $-1,234	+1.0pp $-1,379

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   status $550,000 Pending 305 DOM
2. 2026-06-17
   days on market $550,000 Active 305 DOM
3. 2026-06-16
   days on market $550,000 Active 304 DOM
4. 2026-06-15
   days on market $550,000 Active 303 DOM
5. 2026-06-14
   days on market $550,000 Active 301 DOM
6. 2026-06-12
   days on market $550,000 Active 300 DOM
7. 2026-06-09
   days on market $550,000 Active 297 DOM
8. 2026-06-08
   days on market $550,000 Active 296 DOM
9. 2026-06-07
   days on market $550,000 Active 295 DOM
10. 2026-06-05
    days on market $550,000 Active 292 DOM
11. 2026-06-02
    days on market $550,000 Active 290 DOM
12. 2026-06-01
    days on market $550,000 Active 289 DOM
13. 2026-05-31
    days on market $550,000 Active 288 DOM
14. 2026-05-30
    days on market $550,000 Active 287 DOM
15. 2026-05-01
    historical Active Under Contract 1367-char remark

    Show marketing remark (1367 chars)

    Tucked in the heart of the Catskills, this meticulously maintained property is a private retreat where every detail has been thoughtfully designed for comfort, beauty, and enjoyment. Surrounded by lush, mature landscaping, the home's outdoor spaces are truly extraordinary—swim in the sparkling pool, entertain on the expansive patio with wet bar, rinse off in the outdoor shower, or simply relax while taking in seasonal mountain views over the serene pond. Inside, the gorgeous granite kitchen features an inviting eat-in area overlooking the yard, a large movable island for flexible prep and serving space, and seamless flow into the living areas. Don't miss the primary suite with full bath. The walkout lower level offers additional living and entertaining possibilities, perfect for guests or a home office. Practical amenities abound, including an RV garage and carport. Located in a peaceful setting yet within easy reach of the Ashokan Reservoir, hiking trails, and the vibrant towns of Stone Ridge and Woodstock, this property offers a rare combination of seclusion, style, and convenience—an ideal full-time residence or weekend escape. This property has 2 parcels. 53.3-4-28.200, 53.3-4-27.100 One is wooded and could be built on but is kept as a buffer that makes this a gorgeous private piece. I added the assessment and taxes together .

16. 2026-02-17
    status Active 1409-char remark

    Show marketing remark (1409 chars)

    Tucked in the heart of the Catskills, this meticulously maintained property is a private retreat where every detail has been thoughtfully designed for comfort, beauty, and enjoyment. Surrounded by lush, mature landscaping, the home's outdoor spaces are truly extraordinary—swim in the sparkling pool, entertain on the expansive patio with wet bar, rinse off in the outdoor shower, or simply relax while taking in seasonal mountain views over the serene pond.Inside, the gorgeous granite kitchen features an inviting eat-in area overlooking the yard, a large movable island for flexible prep and serving space, and seamless flow into the living areas. Don't miss the primary suite with full bath. The walkout lower level offers additional living and entertaining possibilities, perfect for guests or a home office. Practical amenities abound, including an RV garage, carport, and outdoor wood boiler for efficient heating. Located in a peaceful setting yet within easy reach of the Ashokan Reservoir, hiking trails, and the vibrant towns of Stone Ridge and Woodstock, this property offers a rare combination of seclusion, style, and convenience—an ideal full-time residence or weekend escape. This property has 2 parcels. 53.3-4-28.200, 53.3-4-27.100 One is wooded and could be built on but is kept as a buffer that makes this a gorgeous private piece. I added the assessment and taxes together .

17. 2026-02-14
    historical 1409-char remark

    Show marketing remark (1409 chars)

    Tucked in the heart of the Catskills, this meticulously maintained property is a private retreat where every detail has been thoughtfully designed for comfort, beauty, and enjoyment. Surrounded by lush, mature landscaping, the home's outdoor spaces are truly extraordinary—swim in the sparkling pool, entertain on the expansive patio with wet bar, rinse off in the outdoor shower, or simply relax while taking in seasonal mountain views over the serene pond.Inside, the gorgeous granite kitchen features an inviting eat-in area overlooking the yard, a large movable island for flexible prep and serving space, and seamless flow into the living areas. Don't miss the primary suite with full bath. The walkout lower level offers additional living and entertaining possibilities, perfect for guests or a home office. Practical amenities abound, including an RV garage, carport, and outdoor wood boiler for efficient heating. Located in a peaceful setting yet within easy reach of the Ashokan Reservoir, hiking trails, and the vibrant towns of Stone Ridge and Woodstock, this property offers a rare combination of seclusion, style, and convenience—an ideal full-time residence or weekend escape. This property has 2 parcels. 53.3-4-28.200, 53.3-4-27.100 One is wooded and could be built on but is kept as a buffer that makes this a gorgeous private piece. I added the assessment and taxes together .

18. 2025-08-13
    listed $550,000 Active 1367-char remark

    Show marketing remark (1409 chars)

    Tucked in the heart of the Catskills, this meticulously maintained property is a private retreat where every detail has been thoughtfully designed for comfort, beauty, and enjoyment. Surrounded by lush, mature landscaping, the home's outdoor spaces are truly extraordinary—swim in the sparkling pool, entertain on the expansive patio with wet bar, rinse off in the outdoor shower, or simply relax while taking in seasonal mountain views over the serene pond.Inside, the gorgeous granite kitchen features an inviting eat-in area overlooking the yard, a large movable island for flexible prep and serving space, and seamless flow into the living areas. Don't miss the primary suite with full bath. The walkout lower level offers additional living and entertaining possibilities, perfect for guests or a home office. Practical amenities abound, including an RV garage, carport, and outdoor wood boiler for efficient heating. Located in a peaceful setting yet within easy reach of the Ashokan Reservoir, hiking trails, and the vibrant towns of Stone Ridge and Woodstock, this property offers a rare combination of seclusion, style, and convenience—an ideal full-time residence or weekend escape. This property has 2 parcels. 53.3-4-28.200, 53.3-4-27.100 One is wooded and could be built on but is kept as a buffer that makes this a gorgeous private piece. I added the assessment and taxes together .

19. 2025-08-13
    listed $550,000 Active 1409-char remark

    Show marketing remark (1409 chars)

    Tucked in the heart of the Catskills, this meticulously maintained property is a private retreat where every detail has been thoughtfully designed for comfort, beauty, and enjoyment. Surrounded by lush, mature landscaping, the home's outdoor spaces are truly extraordinary—swim in the sparkling pool, entertain on the expansive patio with wet bar, rinse off in the outdoor shower, or simply relax while taking in seasonal mountain views over the serene pond.Inside, the gorgeous granite kitchen features an inviting eat-in area overlooking the yard, a large movable island for flexible prep and serving space, and seamless flow into the living areas. Don't miss the primary suite with full bath. The walkout lower level offers additional living and entertaining possibilities, perfect for guests or a home office. Practical amenities abound, including an RV garage, carport, and outdoor wood boiler for efficient heating. Located in a peaceful setting yet within easy reach of the Ashokan Reservoir, hiking trails, and the vibrant towns of Stone Ridge and Woodstock, this property offers a rare combination of seclusion, style, and convenience—an ideal full-time residence or weekend escape. This property has 2 parcels. 53.3-4-28.200, 53.3-4-27.100 One is wooded and could be built on but is kept as a buffer that makes this a gorgeous private piece. I added the assessment and taxes together .

20. 2025-07-09
    price $550,000
21. 2025-05-23
    price $599,000
22. 2025-03-19
    listed $625,000 Active
23. 1998-09-04
    soldstatus $121,000

ⓘ 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: $5,929 · $494/mo
• Projected year-2 tax: $7,612 · $634/mo
• Expected delta: +$1,683/yr (+$140/mo · 28.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 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: $38,221
• − Mortgage interest: −$30,809
• − Property taxes: −$5,929
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,058
• − Management: −$3,058
• − Depreciation: −$16,000
• Taxable loss: −$23,382
• Est. tax savings @ 24.0%: +$5,612
• After-tax cash flow: $-7,484/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 — 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): 1,426

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 (79%)
• Race & ethnicity: White 79% Two or more races 16% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 8% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▲ 1.73%
• Current HPI: 346.6673
• 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

+354.5% since first listed

9 events — show timeline

• 2026-05-01 Contingent — HVCRMLS
• 2026-02-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Listed $550,000 HVCRMLS
• 2025-07-09 Price Changed $550,000 HVCRMLS
• 2025-05-23 Price Changed $599,000 HVCRMLS
• 2025-03-19 Listed $625,000 HVCRMLS
• 1998-09-04 Sold (Public Records) $121,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,929 · +15.1% YoY. Source: county tax records.