53 Edelweiss Dr · Woodridge, NY 12789

$185,000

2 bd · 1.0 ba · 1,010 sqft · Townhouse public records · 52 Days on market

Built 1985 1,802 sqft lot $183/sqft · 29% below area Est $261k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +10.0/10.0
• 1% rule +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Filled with natural light, this two bedroom, one bath townhome features warm wood flooring throughout and a comfortable, functional layout designed for year round living. The main living area offers a cozy fireplace, complemented by a pellet stove for added efficiency and comfort during the colder seasons. The tile bathroom provides a solid foundation, while the home presents an opportunity to add your own personal touches with some cosmetic updates. Well maintained and move in ready, it offers the perfect balance of livability today with potential to enhance over time. Step outside to enjoy multiple decks overlooking a private, wooded backyard which is ideal for relaxing, entertaining, or simply taking in the peaceful surroundings that make the area so desirable. A blacktop driveway adds convenience and easy access year-round. Washer and dryer hook-up in full basement with plenty of storage areas. Whether you're searching for a full-time residence, a weekend escape, or an investment opportunity, this property captures the essence of upstate living with comfort, charm, and room to make it your own. Buyer to do due diligence and verify all information.

Key facts

• Multiple decks
• Natural light
• Pellet stove

Tags

• NATURAL LIGHT
• WARM WOOD FLOORING
• COZY FIREPLACE
• PELLET STOVE
• TILE BATHROOM
• MULTIPLE DECKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-15 ($-182/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#934 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+, cost of living B+; Watch: schools F, crime F, amenities F.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $50k; list at $185k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% 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 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 1.02% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 8.2

CMA / ARV

• ARV (median comp): $260,718
• List price: $185,000
• Delta: -29.04%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $99,957
• Equity at exit: $166,663

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $295,445
• Equity at exit: $359,414

Cash invested: $51,800 (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 12789

• Home prices YoY: 2.4%
• Active inventory: 26
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$970
• Tax from tax record: −$455 /mo · $5,459/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-15

Break-even live

Break-even rent $1,901

Max offer price $182,324

Occupancy floor 96%

Sensitivity live

Price	-10% $90	-5% $37	+0% $-15	+5% $-68	+10% $-120
Rent	-10% $-164	-5% $-89	+0% $-15	+5% $59	+10% $134
Rate	-1.0pp $78	-0.5pp $32	base $-15	+0.5pp $-63	+1.0pp $-112

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Meadowlark Ln Unit 1 Woodridge, NY	3.0	4.0	1400	$2,000	$1.43	14d	1	0.17mi
20 Fox Rdg Woodridge, NY	2.0	2.0	1200	$2,000	$1.67	14d	1	0.30mi
13 Fox Rdg Woodridge, NY	2.0	2.0	1152	$2,000	$1.74	21d	1	0.32mi
54 Davos Pointe Unit A-4 Woodridge, NY	1.0	1.0	750	$1,300	$1.73	14d	1	0.41mi
32 Bell Harbour Dr Woodridge, NY	1.0–2.0	1.0	990	$1,750	$1.77	14d	2	1.31mi

Listing history 17 events

1. 2026-06-03
   status $185,000 Pending 52 DOM
2. 2026-06-02
   days on market $185,000 Active 52 DOM
3. 2026-06-01
   days on market $185,000 Active 51 DOM
4. 2026-05-31
   days on market $185,000 Active 50 DOM
5. 2026-05-31
   days on market $185,000 Active 49 DOM
6. 2026-04-11
   listed $185,000 Active 1173-char remark

   Show marketing remark (1173 chars)

   Filled with natural light, this two bedroom, one bath townhome features warm wood flooring throughout and a comfortable, functional layout designed for year round living. The main living area offers a cozy fireplace, complemented by a pellet stove for added efficiency and comfort during the colder seasons. The tile bathroom provides a solid foundation, while the home presents an opportunity to add your own personal touches with some cosmetic updates. Well maintained and move in ready, it offers the perfect balance of livability today with potential to enhance over time. Step outside to enjoy multiple decks overlooking a private, wooded backyard which is ideal for relaxing, entertaining, or simply taking in the peaceful surroundings that make the area so desirable. A blacktop driveway adds convenience and easy access year-round. Washer and dryer hook-up in full basement with plenty of storage areas. Whether you're searching for a full-time residence, a weekend escape, or an investment opportunity, this property captures the essence of upstate living with comfort, charm, and room to make it your own. Buyer to do due diligence and verify all information.

7. 2017-01-17
   soldstatus $50,000
8. 2016-12-15
   soldstatus $40,000 697-char remark

   Show marketing remark (697 chars)

   Here it is! Beautifully done and lovingly maintained from the glistening wood floors throughout to the all new ceramic elegant Bathroom. This 2 Bedroom townhouse is that special retreat you have been searching for. Offering the convenience of a galley style updated Kitchen which opens to the dining area of the spacious Great Room with a fireplace for cozy evenings, custom cabinetry and glass doors to your private balcony. Both bedrooms have plenty of closet space and open to a private deck and yard perfect for the nature lover. The full ready to finish basement and the attractive large wood shed are definite bonuses. This is a gem. Additional Information: HeatingFuel:Oil Below Ground,

9. 2016-12-15
   soldstatus $40,000

   Show marketing remark (697 chars)

   Here it is! Beautifully done and lovingly maintained from the glistening wood floors throughout to the all new ceramic elegant Bathroom. This 2 Bedroom townhouse is that special retreat you have been searching for. Offering the convenience of a galley style updated Kitchen which opens to the dining area of the spacious Great Room with a fireplace for cozy evenings, custom cabinetry and glass doors to your private balcony. Both bedrooms have plenty of closet space and open to a private deck and yard perfect for the nature lover. The full ready to finish basement and the attractive large wood shed are definite bonuses. This is a gem. Additional Information: HeatingFuel:Oil Below Ground,

10. 2016-11-21
    historical
11. 2016-01-21
    listed $59,000 697-char remark

    Show marketing remark (697 chars)

    Here it is! Beautifully done and lovingly maintained from the glistening wood floors throughout to the all new ceramic elegant Bathroom. This 2 Bedroom townhouse is that special retreat you have been searching for. Offering the convenience of a galley style updated Kitchen which opens to the dining area of the spacious Great Room with a fireplace for cozy evenings, custom cabinetry and glass doors to your private balcony. Both bedrooms have plenty of closet space and open to a private deck and yard perfect for the nature lover. The full ready to finish basement and the attractive large wood shed are definite bonuses. This is a gem. Additional Information: HeatingFuel:Oil Below Ground,

12. 2016-01-21
    listed $59,000

    Show marketing remark (697 chars)

    Here it is! Beautifully done and lovingly maintained from the glistening wood floors throughout to the all new ceramic elegant Bathroom. This 2 Bedroom townhouse is that special retreat you have been searching for. Offering the convenience of a galley style updated Kitchen which opens to the dining area of the spacious Great Room with a fireplace for cozy evenings, custom cabinetry and glass doors to your private balcony. Both bedrooms have plenty of closet space and open to a private deck and yard perfect for the nature lover. The full ready to finish basement and the attractive large wood shed are definite bonuses. This is a gem. Additional Information: HeatingFuel:Oil Below Ground,

13. 2015-11-05
    historical
14. 2015-11-05
    historical
15. 2015-07-13
    listed
16. 2015-07-13
    listed $99,000
17. 1988-12-13
    soldstatus $120,900

ⓘ 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: $5,459 · $455/mo
• Projected year-2 tax: $5,459 · $455/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,587
• − Mortgage interest: −$10,363
• − Property taxes: −$5,459
• − Insurance: −$925
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,382
• Taxable loss: −$3,155
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $575/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Woodridge

• Score: 61/100
• State rank: #934
• US rank: #18167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,654
• Population (ZIP): 2,654

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 25% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 20%
• Common ancestry: Lithuanian 6% Scotch-Irish 2% Romanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 63% English-only · Spanish 22% Chinese 5% Other Indo-European 5%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 455.1244
• 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

+53.0% since first listed

12 events — show timeline

• 2026-04-11 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-17 Sold (Public Records) $50,000 Public Records
• 2016-12-15 Sold (MLS) $40,000 HGMLS
• 2016-12-15 Sold (MLS) $40,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-21 Delisted — HGMLS
• 2016-01-21 Listed $59,000 HGMLS
• 2016-01-21 Listed $59,000 OneKey® MLS as Distributed by MLS Grid
• 2015-11-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-11-05 Delisted — HGMLS
• 2015-07-13 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-13 Listed — HGMLS
• 1988-12-13 Sold (Public Records) $120,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,459 · +1.8% YoY. Source: county tax records.