600 E Chester St #45 · Kingston, NY 12401

$169,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 79 Days on market

Built 1992 6,534 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is a very affordable way to own your own home. This home is on a beautiful landscaped lot with garden shed, in a lovely well cared for Community. The closet space will surprise you and did I mention pets are allowed and there is no age restriction. The owner was meticulous in her upkeep and upgrades. Monthly lot rent is 610 which includes sewer, water, and taxes. The location is perfect for anyone who likes to be near the heart of Kingston restaurants and stores. Whether you're looking for easy living, winding down or if you're just starting out this home is perfect!

Key facts

• 6,534 sq ft lot
• Built 1992
• Listed 79 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; 100 Amp electrical service; Natural gas available and connected; Cable available and connected; Phone available; Water connected; Electricity connected
• Home design: Manufactured house (double wide); Single-story; Residential single family residence; Entry faces private road
• Construction: Vinyl siding; Asbestos shingle roof; Permanent foundation; Built as a manufactured home
• Exterior features: Enclosed patio/porch; Shed(s); Landscaped, level lot; Paved private road with private maintenance

Interior

• Kitchen: Dishwasher; Electric range; Range hood
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Insulated windows
• Laundry & utility: Washer and dryer in laundry room (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.0% in Kingston — 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 82/100 on livability (#74 in NY, #1,143 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-, schools D+.
• 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.
• Market conditions: Rents rising fast (+7.8%/yr); 225 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $372,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Stahlman Pl	0.58mi	3/1.5	1,446 (-1%)	5mo	$445,000	$308	65
49 Wrentham St	0.59mi	3/1.0	1,464 (+0%)	3mo	$352,000	$240	65
106 Yarmouth St	0.64mi	3/1.0	1,452 (-0%)	7mo	$385,000	$265	60
106 Florence St	0.72mi	3/2.0	1,399 (-4%)	1mo	$341,146	$244	59
620 Plainfield St	0.53mi	3/1.5	1,590 (+9%)	6mo	$318,000	$200	53
115 Quail Dr	0.45mi	3/2.5	1,592 (+9%)	11mo	$400,000	$251	52
2 Clifton Ter	0.46mi	2/1.0 (-1)	1,279 (-12%)	1mo	$365,000	$285	49
365 E Chester St	0.61mi	3/2.0	1,542 (+6%)	17mo	$395,000	$256	48
92 Grant St	0.64mi	2/1.0 (-1)	1,430 (-2%)	14mo	$395,000	$276	46
99 Northfield St	0.62mi	3/2.0	1,586 (+9%)	18mo	$405,000	$255	41
592-594 Otis St	0.53mi	3/1.0	1,248 (-14%)	12mo	$449,000	$360	37
171 Lincoln St	0.68mi	4/1.0 (+1)	1,536 (+6%)	16mo	$247,097	$161	36

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 · 7.81% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.56×
• Total profit: $26,700
• Equity at exit: $25,333

10-year hold

• IRR: 25.6%
• Equity multiple: 3.76×
• Total profit: $131,527
• Equity at exit: $14,690

Cash invested: $47,572 (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 12401

• Rents YoY: 7.8%
• Active inventory: 225
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $665

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 66%

Sensitivity live

Price	-10% $783	-5% $724	+0% $665	+5% $607	+10% $548
Rent	-10% $481	-5% $573	+0% $665	+5% $757	+10% $849
Rate	-1.0pp $751	-0.5pp $709	base $665	+0.5pp $621	+1.0pp $577

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-02-16
   listed $169,900 Active
4. 2026-02-15
   historical $169,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $27,942
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$4,943
• Taxable income: $5,614
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $6,637/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 — Kingston

• Score: 82/100
• State rank: #74
• US rank: #1143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ulster County · 56,183 people
• City population: 35,136
• Metro: Kingston, NY
• Population (ZIP): 35,136
• Household income: $69,305
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 2045.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 11% Two or more races 10% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -262.90%
• Current HPI: 369.1984
• Rent YoY: ▲ 7.81%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — HVCRMLS
• 2026-04-08 Contingent — HVCRMLS
• 2026-02-16 Listed $169,900 HVCRMLS
• 2026-02-15 Coming Soon $169,900 HVCRMLS