3 Edelweiss Dr · Woodridge, NY 12789

$305,000

2 bd · 2.5 ba · 1,521 sqft · Townhouse public records · 73 Days on market

Built 1989 3,920 sqft lot $201/sqft · 24% below area Est $400k · 24% 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 +10.0/10.0
• Cash flow +5.6/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautifully Renovated Townhouse. Right side in Photo Beautifully renovated 4 BR 3 1/2 Bath townhouse with wrap around deck which includes spacious back deck area for dining and entertaining, privacy fence and built in large storage bin. Large entry includes spacious closet and lots of space for storage and shoes. Foyer has new slate tiles. First floor consists of lovley living room w/fireplace, large dining area and modern 1/2 bath.Double doors lead to the deck for outdoor gatherings or relaxing out doors. Galley kitchen includes stainless appliances, new modern specialty cabinets and large sink. Pantry closet, 2nd dining area and concealed laundry area completes the picture. Lots of light throughout the home. Upper floor has 2 airy large & bright bedrooms w/en suite full bath in primary and additional full bathroom. Lower floor includes another spacious bedroom with full bath with glass enclosed whirlpool tub. Great private guest area. This is a must see home. Very modern and well cared for. Home is the one with Front deck. Number 3. Attached.

Key facts

• Spacious back deck
• New slate tiles
• Wrap around deck

Tags

• WRAP AROUND DECK
• SPACIOUS BACK DECK
• PRIVACY FENCE
• BUILT IN LARGE STORAGE BIN
• NEW SLATE TILES
• PANTRY CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $-642 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (34.7% below list).
• Recommended offer: $192k (37.2% below list) — sets the bar for cash-flow.

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: crime F, amenities F, commute 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.
• Zoned schools: Benjamin Cosor Elementary School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 810 students, 72% FRL); Fallsburg Junior Senior High School (math 52% / reading 32%, grade F, #1,046 of 1,100 statewide, top 96%, 684 students, 64% FRL).
• Market conditions: 26 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $33k of equity ($2k loan paydown + $30k 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.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $107k; list at $305k implies a 185% gain — meaningful room to come down on a strong offer.

Recommended offer $191,612 (37.2% 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 73 days. Have you received any prior offers? Is the seller open to a 37% 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 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. 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: 0.65% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.02%
• DSCR: 0.60
• GRM: 12.8

CMA / ARV

• ARV (median comp): $400,000
• List price: $305,000
• Delta: -23.75%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Alpine Dr	0.09mi	2/2.5	1,378 (-9%)	16mo	$205,000	$149	66
58 Meadowlark Ln	0.14mi	2/2.5	1,440 (-5%)	23mo	$195,000	$135	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 2.47×
• Total profit: $125,327
• Equity at exit: $274,768

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $401,408
• Equity at exit: $592,548

Cash invested: $85,400 (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 12789

• Home prices YoY: 2.4%
• Active inventory: 26
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$490 /mo · $5,876/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-642

Break-even live

Break-even rent $2,805

Max offer price $191,612

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-556	+0% $-642	+5% $-728	+10% $-815
Rent	-10% $-799	-5% $-721	+0% $-642	+5% $-563	+10% $-484
Rate	-1.0pp $-488	-0.5pp $-564	base $-642	+0.5pp $-721	+1.0pp $-801

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	16d	1	0.10mi
20 Fox Rdg Woodridge, NY	2.0	2.0	1200	$2,000	$1.67	16d	1	0.26mi
13 Fox Rdg Woodridge, NY	2.0	2.0	1152	$2,000	$1.74	23d	1	0.27mi
32 Bell Harbour Dr Woodridge, NY	1.0–2.0	1.0	990	$1,750	$1.77	16d	2	1.47mi

Listing history 34 events

1. 2026-06-21
   days on market $305,000 Active 73 DOM
2. 2026-06-18
   days on market $305,000 Active 70 DOM
3. 2026-06-17
   days on market $305,000 Active 69 DOM
4. 2026-06-16
   days on market $305,000 Active 68 DOM
5. 2026-06-15
   days on market $305,000 Active 67 DOM
6. 2026-06-14
   days on market $305,000 Active 65 DOM
7. 2026-06-13
   days on market $305,000 Active 64 DOM
8. 2026-06-10
   days on market $305,000 Active 62 DOM
9. 2026-06-09
   days on market $305,000 Active 61 DOM
10. 2026-06-08
    days on market $305,000 Active 60 DOM
11. 2026-06-07
    days on market $305,000 Active 59 DOM
12. 2026-06-03
    days on market $305,000 Active 55 DOM
13. 2026-06-02
    days on market $305,000 Active 54 DOM
14. 2026-06-01
    days on market $305,000 Active 53 DOM
15. 2026-05-31
    days on market $305,000 Active 52 DOM
16. 2026-05-31
    days on market $305,000 Active 51 DOM
17. 2026-04-09
    listed $315,000 Active 1064-char remark

    Show marketing remark (1064 chars)

    Beautifully Renovated Townhouse. Right side in Photo Beautifully renovated 4 BR 3 1/2 Bath townhouse with wrap around deck which includes spacious back deck area for dining and entertaining, privacy fence and built in large storage bin. Large entry includes spacious closet and lots of space for storage and shoes. Foyer has new slate tiles. First floor consists of lovley living room w/fireplace, large dining area and modern 1/2 bath.Double doors lead to the deck for outdoor gatherings or relaxing out doors. Galley kitchen includes stainless appliances, new modern specialty cabinets and large sink. Pantry closet, 2nd dining area and concealed laundry area completes the picture. Lots of light throughout the home. Upper floor has 2 airy large & bright bedrooms w/en suite full bath in primary and additional full bathroom. Lower floor includes another spacious bedroom with full bath with glass enclosed whirlpool tub. Great private guest area. This is a must see home. Very modern and well cared for. Home is the one with Front deck. Number 3. Attached.

18. 2021-04-06
    soldstatus $107,000
19. 2021-03-29
    soldstatus $107,000 Closed 456-char remark

    Show marketing remark (456 chars)

    Fully Available. 4 bedroom town house in the Davos Development. 3 sided wrap around deck with larger back are to sit and relax plus a built in storage bin. Newer stainless steel appliances only 2 yrs old. 1st floor has kitchen and livingroom with open floor plan to dining room. 2nd floor has master bedroom with full bath and jacuzzi tub as well as a 2nd bedroom and another full bath. Finished basement with 2 bedrooms and full bath. Being sold as is.

20. 2020-12-05
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Fully Available. 4 bedroom town house in the Davos Development. 3 sided wrap around deck with larger back are to sit and relax plus a built in storage bin. Newer stainless steel appliances only 2 yrs old. 1st floor has kitchen and livingroom with open floor plan to dining room. 2nd floor has master bedroom with full bath and jacuzzi tub as well as a 2nd bedroom and another full bath. Finished basement with 2 bedrooms and full bath. Being sold as is.

21. 2020-10-29
    historical 456-char remark

    Show marketing remark (456 chars)

    Fully Available. 4 bedroom town house in the Davos Development. 3 sided wrap around deck with larger back are to sit and relax plus a built in storage bin. Newer stainless steel appliances only 2 yrs old. 1st floor has kitchen and livingroom with open floor plan to dining room. 2nd floor has master bedroom with full bath and jacuzzi tub as well as a 2nd bedroom and another full bath. Finished basement with 2 bedrooms and full bath. Being sold as is.

22. 2020-09-14
    listed $129,000 Active 456-char remark

    Show marketing remark (456 chars)

    Fully Available. 4 bedroom town house in the Davos Development. 3 sided wrap around deck with larger back are to sit and relax plus a built in storage bin. Newer stainless steel appliances only 2 yrs old. 1st floor has kitchen and livingroom with open floor plan to dining room. 2nd floor has master bedroom with full bath and jacuzzi tub as well as a 2nd bedroom and another full bath. Finished basement with 2 bedrooms and full bath. Being sold as is.

23. 2020-09-13
    historical
24. 2020-09-12
    status Active
25. 2020-09-03
    historical
26. 2020-08-06
    listed $129,000 Active
27. 2016-07-14
    soldstatus $72,000
28. 2016-07-14
    soldstatus $72,000
29. 2016-03-20
    listed $79,900
30. 2016-03-20
    listed $79,900
31. 2014-02-16
    soldstatus $80,777
32. 2014-02-14
    soldstatus $76,900
33. 2010-08-22
    listed $109,000
34. 1989-12-27
    soldstatus $99,000

ⓘ 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: $5,876 · $490/mo
• Projected year-2 tax: $5,876 · $490/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 1/10 Low FEMA zone X (unshaded) · 0% 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 6% 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: $23,914
• − Mortgage interest: −$17,085
• − Property taxes: −$5,876
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$8,873
• Taxable loss: −$13,271
• Est. tax savings @ 24.0%: +$3,185
• After-tax cash flow: $-4,517/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

+218.2% since first listed

18 events — show timeline

• 2026-04-09 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-06 Sold (Public Records) $107,000 Public Records
• 2021-03-29 Sold (MLS) $107,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-10-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-14 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-09-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-06 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-14 Sold (MLS) $72,000 HGMLS
• 2016-07-14 Sold (MLS) $72,000 OneKey® MLS as Distributed by MLS Grid
• 2016-03-20 Listed $79,900 HGMLS
• 2016-03-20 Listed $79,900 OneKey® MLS as Distributed by MLS Grid
• 2014-02-16 Sold (MLS) $80,777 HGMLS
• 2014-02-14 Sold (Public Records) $76,900 Public Records
• 2010-08-22 Listed $109,000 HGMLS
• 1989-12-27 Sold (Public Records) $99,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,876 · +1.8% YoY. Source: county tax records.