65 Hawxhurst Rd

Monroe, NY 10950

$599,000F

3 bd · 1.5 ba · 1,275 sqft · Built 1960 · SingleFamily · Active · 58 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,591/mo
• Mortgage (P&I): −$3,141
• Tax + insurance: −$1,127
• HOA: −$0
• Vac / Maint / Mgmt: −$754
• Net cashflow: $-1,431/mo
• Annual: $-17,174/yr
• Cap rate: 3.43%
• Cash-on-cash: -10.24%
• DSCR: 0.54
• 1% rule: 0.60%
• Cash to close: $167,720

Investor read

• This is a 3-bed/1.5-bath single-family listed at $599k.
• 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).
• It's been on market 58 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $346k (42.2% below list) — sets the bar for cash-flow.
• 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.
• 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); 324 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).
• 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.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• It's been on market 58 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.