687 Whitley Ln · Clintondale, NY 12528

$179,000

2 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 17 Days on market

Built 1960 1.40 ac lot

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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).

• Cash flow +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in the Town of Lloyd! Situated on 1.4 private acres, this 4-bedroom home offers tremendous potential for renovation, customization, or resale. The property is in need of significant rehabilitation and is ready for its next owner to bring it back to life. Features include a full basement, attached garage, and a desirable location just minutes from New Paltz, the Mid-Hudson Bridge, shopping, dining, and major commuter routes. Whether you’re an investor, contractor, or buyer looking to create your dream home, this property presents a rare chance to add value and build equity. Sold as-is.

Key facts

• Private acres
• Attached garage
• Full basement

Tags

• PRIVATE ACRES
• FULL BASEMENT
• ATTACHED GARAGE
• MINUTES FROM NEW PALTZ
• MINUTES FROM MID-HUDSON BRIDGE
• MINUTES FROM SHOPPING

Property features AI

Finance

• Other: Tax year reported (tax amount available in listing but excluded per instructions)

Exterior

• Parking: Driveway; 1-car garage (has garage)
• Security: No security features listed
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Single-family residence; Living area reported from public records
• Construction: Block and vinyl siding construction; Unfinished basement; Walkup attic
• Exterior features: Not waterfront; Construction includes block and vinyl siding

Interior

• Kitchen: No appliances listed
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system specified (listed as None/Other); No cooling system
• Interior features: Unspecified additional interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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: 107 active listings in the ZIP; 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 $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 + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $118k; list at $179k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $379,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Orchard Ln	0.38mi	3/1.0 (+1)	1,394 (-1%)	16mo	$332,000	$238	62
616 N Elting Corners Rd	0.51mi	3/1.0 (+1)	1,556 (+11%)	1mo	$420,000	$270	53
7 Dirks Ter	0.27mi	3/2.5 (+1)	1,608 (+14%)	12mo	$435,000	$271	42

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,125
• Equity at exit: $26,689

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $39,868
• Equity at exit: $15,477

Cash invested: $50,120 (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 12528

• Home prices YoY: -20.5%
• Active inventory: 107
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $473

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 73%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $179,000 Active 17 DOM
2. 2026-06-17
   days on market $179,000 Active 16 DOM
3. 2026-06-16
   days on market $179,000 Active 15 DOM
4. 2026-06-15
   days on market $179,000 Active 14 DOM
5. 2026-06-13
   days on market $179,000 Active 12 DOM
6. 2026-06-12
   days on market $179,000 Active 11 DOM
7. 2026-06-09
   days on market $179,000 Active 8 DOM
8. 2026-06-08
   days on market $179,000 Active 7 DOM
9. 2026-06-07
   days on market $179,000 Active 6 DOM
10. 2026-06-05
    days on market $179,000 Active 4 DOM
11. 2026-06-04
    days on market $179,000 Active 2 DOM
12. 2026-06-01
    remarks 612-char remark
13. 2026-06-01
    listed $179,000 Active 1 DOM

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $25,968
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$5,207
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $4,951/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

• Population (ZIP): 13,818

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 10% Two or more races 9% Asian 7% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 9% Vietnamese 6% Other Indo-European 2%

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: ▼ -84.26%
• Current HPI: 327.3196
• 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

+27.9% since first listed

8 events — show timeline

• 2026-05-26 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-12-06 Sold (Public Records) $118,000 Public Records
• 2018-11-28 Sold (MLS) $118,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-23 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-23 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-23 Listed $139,000 HVCRMLS
• 2018-04-28 Listed $140,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $9,071 · +3.8% YoY. Source: county tax records.