65 Hawxhurst Rd · Monroe, NY 10950

$599,000

3 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 57 Days on market

Built 1960 0.92 ac lot $470/sqft · 26% above area Est $969k · 38% under

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Why this score? — see what drove the F 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
• Schools +5.0/10.0
• Cash flow +4.9/30.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Amazing Home, Amazing Price! Come see this beautiful home that perfectly combines style, comfort, and space. The modern design and fresh interior make it a place you’ll love coming home to every day. Bright, open rooms flow nicely for both family living and entertaining guests. Sitting on nearly an acre of land on a quiet, peaceful street, this property offers plenty of outdoor space for gardening, playing, or simply relaxing in your own private backyard. Located in a great neighborhood with easy access to schools, parks, and local shops—this home truly has it all. Don’t miss your chance to make it yours! The 4- and 5-bedroom will be completed after construction is finish

Key facts

• 0.92 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached parking; Driveway; 1-car garage
• Utilities: Septic tank; Electricity available
• Home design: Single-family residence; Updated/remodeled condition
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Finished full basement (see remarks); Pull-down attic stairs; attic unfinished; Two levels; 9 total rooms; Has fireplace
• Laundry & utility: Washer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (40.0% below list).
• Recommended offer: $346k (42.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#351 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Monroe-Woodbury Central School District (suburban): math 50% / reading 56% proficiency, ranked #250 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Pine Tree Elementary School (math 43% / reading 48%, grade D-, #1,271 of 2,108 statewide, top 60%, 786 students, 42% FRL); Monroe-Woodbury Middle School (math 28% / reading 50%, grade F, #433 of 729 statewide, top 60%, 1,584 students, 40% FRL); Monroe-Woodbury High School (math 98% / reading 95%, grade A+, #56 of 1,100 statewide, top 5%, 2,353 students, 33% FRL) — zoned schools average 38% FRL vs 15% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 322 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $3,591/mo this rent would consume 55% of the median local household income ($79k/yr) (locally 3149% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $435k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $346,179 (42.2% 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 57 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.60% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.24%
• DSCR: 0.54
• GRM: 13.9

CMA / ARV

• ARV (median comp): $968,851
• List price: $599,000
• Delta: -38.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 High Ridge Rd	0.46mi	3/2.0	1,203 (-6%)	10mo	$480,000	$399	58

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 · 1.5% rent growth · sell at horizon

5-year hold

• IRR: -36.4%
• Equity multiple: -0.15×
• Total profit: $-193,423
• Equity at exit: $89,313

10-year hold

• IRR: -62.3%
• Equity multiple: -0.83×
• Total profit: $-306,523
• Equity at exit: $51,791

Cash invested: $167,720 (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 10950

• Rents YoY: 1.5%
• Active inventory: 322
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,591 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$877 /mo · $10,529/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-1,431

Break-even live

Break-even rent $5,403

Max offer price $346,179

Occupancy floor —

Sensitivity live

Price	-10% $-1,092	-5% $-1,262	+0% $-1,431	+5% $-1,601	+10% $-1,770
Rent	-10% $-1,715	-5% $-1,573	+0% $-1,431	+5% $-1,289	+10% $-1,147
Rate	-1.0pp $-1,130	-0.5pp $-1,279	base $-1,431	+0.5pp $-1,586	+1.0pp $-1,744

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Ludlam Rd Monroe, NY	3.0	2.0	1848	$3,350	$1.81	46d	1	1.02mi
50 Bonney Ct Unit 50 Monroe, NY	2.0	2.0	1235	$2,900	$2.35	25d	1	1.18mi

Listing history 39 events

1. 2026-06-21
   days on market $599,000 Active 57 DOM
2. 2026-06-18
   days on market $599,000 Active 54 DOM
3. 2026-06-17
   days on market $599,000 Active 53 DOM
4. 2026-06-16
   days on market $599,000 Active 52 DOM
5. 2026-06-15
   days on market $599,000 Active 51 DOM
6. 2026-06-14
   days on market $599,000 Active 49 DOM
7. 2026-06-10
   days on market $599,000 Active 46 DOM
8. 2026-06-09
   days on market $599,000 Active 45 DOM
9. 2026-06-08
   days on market $599,000 Active 44 DOM
10. 2026-06-07
    days on market $599,000 Active 43 DOM
11. 2026-06-05
    days on market $599,000 Active 40 DOM
12. 2026-06-02
    days on market $599,000 Active 38 DOM
13. 2026-06-01
    days on market $599,000 Active 37 DOM
14. 2026-05-31
    days on market $599,000 Active 36 DOM
15. 2026-05-30
    days on market $599,000 Active 35 DOM
16. 2026-04-26
    listed $599,000 Active 768-char remark
17. 2026-04-23
    historical $599,000 768-char remark
18. 2025-12-30
    status Active
19. 2025-12-30
    price $599,000
20. 2025-12-20
    historical
21. 2025-11-18
    price $639,000
22. 2025-10-16
    listed $649,000 Active
23. 2025-10-06
    historical
24. 2025-09-01
    historical
25. 2025-08-11
    price $699,000
26. 2025-07-14
    listed $789,000 Active
27. 2024-08-05
    soldstatus $435,000
28. 2024-07-17
    soldstatus $435,000 Closed
29. 2024-06-05
    status Pending
30. 2024-05-03
    listed $449,999 Active
31. 2024-04-29
    historical $449,999
32. 2016-09-28
    soldstatus $205,000
33. 2016-07-01
    soldstatus $205,000 Sold
34. 2016-07-01
    price $205,000
35. 2016-06-30
    soldstatus $205,000
36. 2016-05-27
    historical Pending
37. 2016-05-26
    price $219,000
38. 2016-04-16
    listed $219,000 Active
39. 2016-04-15
    listed $219,000

ⓘ 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: $10,529 · $877/mo
• Projected year-2 tax: $10,529 · $877/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,094
• − Mortgage interest: −$33,553
• − Property taxes: −$10,529
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,448
• − Management: −$3,448
• − Depreciation: −$17,425
• Taxable loss: −$28,303
• Est. tax savings @ 24.0%: +$6,793
• After-tax cash flow: $-10,381/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: Monroe-Woodbury Central School District
• NCES district ID: 3619650
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $104,681
• Composite: 50.48/100
• National rank: #1855
• State rank: #250 of 590 in NY

Livability — Monroe

• Score: 72/100
• State rank: #351
• US rank: #5919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• City population: 68,136
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 68,136
• Household income: $78,931
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 3149.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Scandinavian 2% Italian 2%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 33% English-only · German/W. Germanic 52% Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.81%
• Current HPI: 314.2081
• Rent YoY: ▲ 1.50%
• Metro: Poughkeepsie-Newburgh-Middletown, 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

+173.5% since first listed

25 events — show timeline

• 2026-06-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-26 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $639,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-06 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-14 Listed $789,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-05 Sold (Public Records) $435,000 Public Records
• 2024-07-17 Sold (MLS) $435,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-03 Listed $449,999 OneKey® MLS as Distributed by MLS Grid
• 2024-04-29 Coming Soon $449,999 OneKey® MLS as Distributed by MLS Grid
• 2016-09-28 Sold (Public Records) $205,000 Public Records
• 2016-07-01 Price Changed $205,000 HGMLS
• 2016-07-01 Sold (MLS) $205,000 HGMLS
• 2016-06-30 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-27 Contingent — HGMLS
• 2016-05-26 Price Changed $219,000 HGMLS
• 2016-04-16 Listed $219,000 HGMLS
• 2016-04-15 Listed $219,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $10,529 · +2.9% YoY. Source: county tax records.