1069 Route 44 55 · Clintondale, NY 12515

$130,000

2 bd · 1.5 ba · 952 sqft · SingleFamily public records · 247 Days on market

Built 1900 4,356 sqft lot $137/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into the potential of this 952 sq ft railroad-style home, featuring 2 cozy bedrooms and 1.5 bathroom. This classic layout, known for its linear flow and vintage character, offers a unique opportunity for those looking to restore or reimagine a timeless space. While the home needs renovation, its solid structure and charming original details provide the perfect canvas for customization. Whether you're an investor, first-time buyer, or renovation enthusiast, this property holds great promise. With the right vision, this house could become a beautiful blend of historic charm and modern comfort. Don't miss your chance to bring this diamond in the rough back to life!

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 247 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: schools D, cost of living D, amenities 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.
• 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 $5k of equity ($899 loan paydown + $4k 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.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.17%
• DSCR: 1.99
• GRM: 5.3

CMA / ARV

• ARV (median comp): $326,935
• List price: $130,000
• Delta: -60.24%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 2.54×
• Total profit: $56,221
• Equity at exit: $60,437

10-year hold

• IRR: 27.3%
• Equity multiple: 4.95×
• Total profit: $143,918
• Equity at exit: $94,713

Cash invested: $36,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $606

Break-even live

Break-even rent $1,277

Max offer price $130,000

Occupancy floor 65%

Sensitivity live

Price	-10% $680	-5% $643	+0% $606	+5% $569	+10% $532
Rent	-10% $445	-5% $525	+0% $606	+5% $687	+10% $767
Rate	-1.0pp $671	-0.5pp $639	base $606	+0.5pp $572	+1.0pp $538

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 247 DOM
2. 2026-06-17
   days on market $130,000 Active 246 DOM
3. 2026-06-16
   days on market $130,000 Active 245 DOM
4. 2026-06-15
   days on market $130,000 Active 244 DOM
5. 2026-06-13
   days on market $130,000 Active 242 DOM
6. 2026-06-12
   days on market $130,000 Active 241 DOM
7. 2026-06-09
   days on market $130,000 Active 238 DOM
8. 2026-06-08
   days on market $130,000 Active 237 DOM
9. 2026-06-07
   days on market $130,000 Active 236 DOM
10. 2026-06-05
    days on market $130,000 Active 234 DOM
11. 2026-06-04
    days on market $130,000 Active 232 DOM
12. 2026-06-02
    days on market $130,000 Active 231 DOM
13. 2026-06-01
    days on market $130,000 Active 230 DOM
14. 2026-05-31
    days on market $130,000 Active 229 DOM
15. 2026-03-03
    status Active 676-char remark

    Show marketing remark (676 chars)

    Step into the potential of this 952 sq ft railroad-style home, featuring 2 cozy bedrooms and 1.5 bathroom. This classic layout, known for its linear flow and vintage character, offers a unique opportunity for those looking to restore or reimagine a timeless space. While the home needs renovation, its solid structure and charming original details provide the perfect canvas for customization. Whether you're an investor, first-time buyer, or renovation enthusiast, this property holds great promise. With the right vision, this house could become a beautiful blend of historic charm and modern comfort. Don't miss your chance to bring this diamond in the rough back to life!

16. 2026-02-19
    historical Active Under Contract 676-char remark

    Show marketing remark (676 chars)

    Step into the potential of this 952 sq ft railroad-style home, featuring 2 cozy bedrooms and 1.5 bathroom. This classic layout, known for its linear flow and vintage character, offers a unique opportunity for those looking to restore or reimagine a timeless space. While the home needs renovation, its solid structure and charming original details provide the perfect canvas for customization. Whether you're an investor, first-time buyer, or renovation enthusiast, this property holds great promise. With the right vision, this house could become a beautiful blend of historic charm and modern comfort. Don't miss your chance to bring this diamond in the rough back to life!

17. 2025-10-14
    listed $130,000 Active 675-char remark

    Show marketing remark (675 chars)

    Step into the potential of this 952 sq ft railroad-style home, featuring 2 cozy bedrooms and 1.5 bathroom. This classic layout, known for its linear flow and vintage character, offers a unique opportunity for those looking to restore or reimagine a timeless space. While the home needs renovation, its solid structure and charming original details provide the perfect canvas for customization. Whether you're an investor, first-time buyer, or renovation enthusiast, this property holds great promise. With the right vision, this house could become a beautiful blend of historic charm and modern comfort. Don't miss your chance to bring this diamond in the rough back to life!

18. 2025-10-09
    listed $130,000 Active 676-char remark

    Show marketing remark (676 chars)

    Step into the potential of this 952 sq ft railroad-style home, featuring 2 cozy bedrooms and 1.5 bathroom. This classic layout, known for its linear flow and vintage character, offers a unique opportunity for those looking to restore or reimagine a timeless space. While the home needs renovation, its solid structure and charming original details provide the perfect canvas for customization. Whether you're an investor, first-time buyer, or renovation enthusiast, this property holds great promise. With the right vision, this house could become a beautiful blend of historic charm and modern comfort. Don't miss your chance to bring this diamond in the rough back to life!

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,477 · $206/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 12% 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: $24,528
• − Mortgage interest: −$7,282
• − Property taxes: −$2,477
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$3,782
• Taxable income: $5,616
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $5,924/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

+0.0% since first listed

4 events — show timeline

• 2026-03-03 Relisted — HVCRMLS
• 2026-02-19 Contingent — HVCRMLS
• 2025-10-14 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-09 Listed $130,000 HVCRMLS

Property tax history

+1.8%/yr

Latest (2025): $2,477 · -3.5% YoY. Source: county tax records.