7 Dairyland Rd · Woodridge, NY 12789

$349,999

5 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 48 Days on market

Built 1925 2,614 sqft lot $237/sqft · 30% below area Est $499k · 30% 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 +6.3/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.2/10.0
• DSCR +0.6/10.0

Listing remarks

Lovely house. Great for an investor or end user. Centrally located in the center of town. Its next to buisness area. Can be used for a buisness or professional office.

Key facts

• Centrally located
• Professional office
• 2,614 sq ft lot

Tags

• CENTRALLY LOCATED
• NEXT TO BUSINESS AREA
• PROFESSIONAL OFFICE

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Public sewer; Electricity connected
• Home design: Single-family residence; Living area per public records: 1477
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Cooktop; Electric cooktop; Electric range
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor full bathroom; Seven total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (37.7% below list).
• Recommended offer: $218k (37.7% below list) — sets the bar for 1% rule.

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; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $217,886 (37.7% 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 48 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — 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 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: 0.62% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 13.4

CMA / ARV

• ARV (median comp): $498,634
• List price: $349,999
• Delta: -29.81%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Diane Blvd	0.41mi	6/2.5 (+1)	1,430 (-3%)	24mo	$440,000	$308	49

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $150,607
• Equity at exit: $315,307

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $474,950
• Equity at exit: $679,971

Cash invested: $98,000 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$368 /mo · $4,417/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-628

Break-even live

Break-even rent $2,974

Max offer price $239,047

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-529	+0% $-628	+5% $-727	+10% $-826
Rent	-10% $-800	-5% $-714	+0% $-628	+5% $-542	+10% $-456
Rate	-1.0pp $-452	-0.5pp $-539	base $-628	+0.5pp $-719	+1.0pp $-811

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $349,999 Active 48 DOM
2. 2026-06-18
   days on market $349,999 Active 45 DOM
3. 2026-06-17
   days on market $349,999 Active 44 DOM
4. 2026-06-16
   days on market $349,999 Active 43 DOM
5. 2026-06-15
   days on market $349,999 Active 42 DOM
6. 2026-06-14
   days on market $349,999 Active 40 DOM
7. 2026-06-13
   days on market $349,999 Active 39 DOM
8. 2026-06-10
   days on market $349,999 Active 37 DOM
9. 2026-06-09
   days on market $349,999 Active 36 DOM
10. 2026-06-08
    days on market $349,999 Active 35 DOM
11. 2026-06-07
    days on market $349,999 Active 34 DOM
12. 2026-06-03
    days on market $349,999 Active 30 DOM
13. 2026-06-02
    days on market $349,999 Active 29 DOM
14. 2026-06-01
    days on market $349,999 Active 28 DOM
15. 2026-05-31
    days on market $349,999 Active 27 DOM
16. 2026-05-31
    days on market $349,999 Active 26 DOM
17. 2026-05-04
    listed $349,999 Active 176-char remark
18. 2025-09-17
    historical
19. 2025-07-30
    price $369,999
20. 2025-07-02
    price $379,999
21. 2025-06-22
    price $399,999
22. 2025-06-09
    listed $424,999 Active
23. 2024-06-10
    soldstatus $354,000
24. 2021-05-11
    soldstatus $145,000
25. 2019-11-01
    historical
26. 2019-08-14
    price $179,000
27. 2019-05-24
    listed $219,000 Active
28. 2017-09-20
    soldstatus $90,000

ⓘ 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: $4,417 · $368/mo
• Projected year-2 tax: $5,166 · $431/mo
• Expected delta: +$749/yr (+$62/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $26,146
• − Mortgage interest: −$19,605
• − Property taxes: −$4,417
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$10,182
• Taxable loss: −$13,992
• Est. tax savings @ 24.0%: +$3,358
• After-tax cash flow: $-4,179/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

• Census place: Woodridge, NY
• 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

+288.9% since first listed

12 events — show timeline

• 2026-05-04 Listed $349,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $369,999 OneKey® MLS as Distributed by MLS Grid
• 2025-07-02 Price Changed $379,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-22 Price Changed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Listed $424,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-10 Sold (Public Records) $354,000 Public Records
• 2021-05-11 Sold (Public Records) $145,000 Public Records
• 2019-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-14 Price Changed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-24 Listed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-20 Sold (Public Records) $90,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $4,417 · +1.5% YoY. Source: county tax records.