26 St Georges Ave · Walton Park, NY 10950

$349,900

2 bd · 1.0 ba · 1,387 sqft · SingleFamily public records · 149 Days on market

Built 1950 3,744 sqft lot $252/sqft · 24% below area Est $462k · 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
• Cash flow +7.5/30.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26 St. Georges Avenue, a cozy and inviting 2-bedroom, 1-bath ranch-style home nestled in a quaint Monroe neighborhood. This well-laid-out home offers comfortable single-level living and is perfect for those seeking simplicity and convenience. Enjoy being just minutes from beautiful local lakes, ideal for outdoor recreation and relaxation. The surrounding neighborhood offers a peaceful, community-oriented feel while still being close to shopping, dining, and major roadways.

Key facts

• Close to dining
• Single-level living
• Close to shopping

Tags

• SINGLE-LEVEL LIVING
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (20.4% below list).
• Recommended offer: $272k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.3% in Walton Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#830 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+1.5%/yr); 316 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $350k implies a 379% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $271,701 (22.3% 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 149 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.80% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (median comp): $461,985
• List price: $349,900
• Delta: -24.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 St Georges Ave	0.03mi	3/2.0 (+1)	1,472 (+6%)	4mo	$400,000	$272	76
108 Highland Ave	0.19mi	3/1.5 (+1)	1,426 (+3%)	20mo	$525,000	$368	63
19 Taurus Ave	0.22mi	3/1.5 (+1)	1,288 (-7%)	11mo	$389,000	$302	61
21 Sparrow St	0.40mi	3/1.0 (+1)	1,342 (-3%)	15mo	$440,000	$328	58
86 Cromwell Hill Rd	0.65mi	3/1.0 (+1)	1,421 (+2%)	22mo	$360,000	$253	43
92 Osseo Park Rd	0.43mi	3/2.5 (+1)	1,464 (+6%)	22mo	$528,000	$361	41

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: -27.4%
• Equity multiple: 0.09×
• Total profit: $-88,853
• Equity at exit: $52,171

10-year hold

• IRR: -32.3%
• Equity multiple: -0.32×
• Total profit: $-129,431
• Equity at exit: $30,253

Cash invested: $97,972 (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: 316
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$662 /mo · $7,939/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-443

Break-even live

Break-even rent $3,345

Max offer price $271,701

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Lake Ave Monroe, NY	2.0	1.5	1196	$2,800	$2.34	13d	1	0.28mi
27 Chester St Monroe, NY	3.0	1.5	975	$2,450	$2.51	13d	1	0.28mi
24 Cromwell Hill Rd Monroe, NY	1.0	1.0	900	$1,750	$1.94	23d	1	0.42mi
98 Ludlam Rd Monroe, NY	3.0	2.0	1848	$3,350	$1.81	43d	1	1.04mi
408 Bull Mill Rd Unit 2 Chester, NY	3.0	2.0	1800	$3,600	$2.00	23d	1	1.21mi

Listing history 17 events

1. 2026-06-18
   days on market $349,900 Active 149 DOM
2. 2026-06-17
   days on market $349,900 Active 148 DOM
3. 2026-06-16
   days on market $349,900 Active 147 DOM
4. 2026-06-15
   days on market $349,900 Active 146 DOM
5. 2026-06-14
   days on market $349,900 Active 144 DOM
6. 2026-06-10
   days on market $349,900 Active 141 DOM
7. 2026-06-09
   days on market $349,900 Active 140 DOM
8. 2026-06-08
   days on market $349,900 Active 139 DOM
9. 2026-06-07
   days on market $349,900 Active 138 DOM
10. 2026-06-05
    days on market $349,900 Active 135 DOM
11. 2026-06-03
    days on market $349,900 Active 134 DOM
12. 2026-06-02
    days on market $349,900 Active 133 DOM
13. 2026-06-01
    days on market $349,900 Active 132 DOM
14. 2026-05-31
    days on market $349,900 Active 131 DOM
15. 2026-05-30
    days on market $349,900 Active 130 DOM
16. 2026-01-20
    listed $349,900 Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to 26 St. Georges Avenue, a cozy and inviting 2-bedroom, 1-bath ranch-style home nestled in a quaint Monroe neighborhood. This well-laid-out home offers comfortable single-level living and is perfect for those seeking simplicity and convenience. Enjoy being just minutes from beautiful local lakes, ideal for outdoor recreation and relaxation. The surrounding neighborhood offers a peaceful, community-oriented feel while still being close to shopping, dining, and major roadways.

17. 1985-07-02
    soldstatus $73,000

ⓘ 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: $7,939 · $662/mo
• Projected year-2 tax: $7,939 · $662/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $33,413
• − Mortgage interest: −$19,600
• − Property taxes: −$7,939
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,673
• − Management: −$2,673
• − Depreciation: −$10,179
• Taxable loss: −$11,401
• Est. tax savings @ 24.0%: +$2,736
• After-tax cash flow: $-2,576/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 — Walton Park

• Score: 62/100
• State rank: #830
• US rank: #16105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walton Park, NY
• County: Orange County · 267,004 people
• 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

+379.3% since first listed

2 events — show timeline

• 2026-01-20 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 1985-07-02 Sold (Public Records) $73,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $7,939 · +1.3% YoY. Source: county tax records.