43 E Main St · Washingtonville, NY 10992

$159,999

4 bd · 1.5 ba · 1,944 sqft · SingleFamily public records · 6 Days on market

Built 1920 8,966 sqft lot $82/sqft · 66% below area

---

Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone.

Key facts

• Moodna creek
• Functional layout
• Parks

Tags

• WATERFRONT PROPERTY
• FUNCTIONAL LAYOUT
• LOCAL SHOPS
• RESTAURANTS
• PARKS
• MOODNA CREEK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electricity connected
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Range
• Bedrooms: 8 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Steam heating; No central cooling
• Interior features: Other interior features; Full unfinished walk-up attic
• Laundry & utility: Basement utility space (full, unfinished, walk-out access)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $160k).
• Cap rate 18.2% vs local median 2.7% in Washingtonville — 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 76/100 on livability (#220 in NY, #3,469 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D+, amenities F, commute F.
• Washingtonville Central School District (suburban): math 44% / reading 60% proficiency, ranked #288 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Round Hill Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 653 students, 38% FRL); Washingtonville Middle School (math 21% / reading 50%, grade F, #473 of 729 statewide, top 66%, 900 students, 35% FRL); Washingtonville Senior High School (math 92% / reading 89%, grade A+, #231 of 1,100 statewide, top 21%, 1,318 students, 29% FRL) — zoned schools average 34% FRL vs 16% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 82 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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 $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,999

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.28% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.61%
• DSCR: 2.90
• GRM: 3.7

CMA / ARV

• ARV (median comp): $476,489
• List price: $159,999
• Delta: -66.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 South St	0.15mi	4/1.5	1,872 (-4%)	18mo	$365,000	$195	72
35 E Main St	0.04mi	3/2.0 (-1)	1,880 (-3%)	23mo	$390,000	$207	67
59 E Main St	0.10mi	4/2.0	2,165 (+11%)	10mo	$435,000	$201	66
45 W Main St	0.37mi	4/2.0	2,020 (+4%)	10mo	$485,000	$240	66
25 Mclaughlin Way	0.55mi	3/1.5 (-1)	1,845 (-5%)	8mo	$465,000	$252	54
8 Winchester Way	0.69mi	4/2.0	1,788 (-8%)	5mo	$570,000	$319	48
18 Prides Xing	0.68mi	3/1.5 (-1)	2,050 (+6%)	10mo	$455,700	$222	46
6 East Ave	0.51mi	3/2.0 (-1)	2,016 (+4%)	21mo	$139,000	$69	45
36 Ballard Pond Dr	0.73mi	3/2.5 (-1)	1,906 (-2%)	12mo	$551,000	$289	44
23 Prides Xing	0.66mi	4/2.0	2,087 (+7%)	20mo	$466,000	$223	38
1 Belvoir Dr	0.57mi	3/2.0 (-1)	1,788 (-8%)	21mo	$505,000	$282	36
23 Alexander Dr	0.69mi	4/3.0	1,673 (-14%)	4mo	$431,812	$258	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 2.61×
• Total profit: $72,053
• Equity at exit: $23,856

10-year hold

• IRR: 44.3%
• Equity multiple: 5.23×
• Total profit: $189,473
• Equity at exit: $13,834

Cash invested: $44,800 (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 10992

• Home prices YoY: -28.1%
• Active inventory: 82
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $3,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$387 /mo · $4,644/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $1,535

Break-even live

Break-even rent $1,707

Max offer price $159,999

Occupancy floor 53%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Hudson Rd Washingtonville, NY	5.0	2.0	2367	$3,300	$1.39	43d	1	0.82mi
75 Horton Rd Washingtonville, NY	5.0	3.0	2224	$4,200	$1.89	23d	1	1.38mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $159,999 Pending 6 DOM
2. 2026-04-28
   listed $159,999 Active
3. 2015-03-06
   soldstatus $65,000
4. 2015-02-20
   soldstatus $65,000 Sold 277-char remark

   Show marketing remark (364 chars)

   Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

5. 2015-02-20
   price $65,000 277-char remark

   Show marketing remark (364 chars)

   Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

6. 2015-02-20
   soldstatus $65,000

   Show marketing remark (364 chars)

   Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

7. 2014-12-30
   historical Pending 277-char remark

   Show marketing remark (277 chars)

   Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone.

8. 2014-12-30
   price $69,850 277-char remark

   Show marketing remark (277 chars)

   Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone.

9. 2014-08-24
   listed $69,850 Active 277-char remark

   Show marketing remark (364 chars)

   Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

10. 2014-08-24
    listed $69,850

    Show marketing remark (364 chars)

    Older home with plenty of charm and potential. This home, zoned O-R and located on Main Street, can be used as residential, multi family, professional business or a combination. It offer hardwood floors, and ample space on first floor. Home needs work and may be in flood zone. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

11. 2014-02-27
    historical
12. 2014-02-27
    historical
13. 2013-05-18
    listed
14. 2013-05-18
    listed $89,850
15. 2012-11-14
    historical
16. 2011-08-15
    listed
17. 2001-12-07
    soldstatus $126,500
18. 2001-12-04
    soldstatus $126,500
19. 2001-10-05
    historical
20. 2001-10-05
    price $128,900
21. 2001-05-04
    listed $126,500
22. 1972-06-20
    soldstatus $16,500

ⓘ 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: $4,644 · $387/mo
• Projected year-2 tax: $4,644 · $387/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,799
• − Mortgage interest: −$8,962
• − Property taxes: −$4,644
• − Insurance: −$1,466
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − Depreciation: −$4,655
• Taxable income: $17,064
• Est. tax owed @ 24.0%: −$4,095
• After-tax cash flow: $14,327/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: Washingtonville Central School District
• NCES district ID: 3630030
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $89,379
• Composite: 48.15/100
• National rank: #2178
• State rank: #288 of 590 in NY

Livability — Washingtonville

• Score: 76/100
• State rank: #220
• US rank: #3469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washingtonville, NY
• City population: 10,412
• Population (ZIP): 10,412

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 12% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 19% Dominican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Chinese 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: ▼ -117.08%
• Current HPI: 300.027
• 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

+869.7% since first listed

22 events — show timeline

• 2026-06-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2015-03-06 Sold (Public Records) $65,000 Public Records
• 2015-02-20 Price Changed $65,000 HGMLS
• 2015-02-20 Sold (MLS) $65,000 HGMLS
• 2015-02-20 Sold (MLS) $65,000 OneKey® MLS as Distributed by MLS Grid
• 2014-12-30 Contingent — HGMLS
• 2014-12-30 Price Changed $69,850 HGMLS
• 2014-08-24 Listed $69,850 HGMLS
• 2014-08-24 Listed $69,850 OneKey® MLS as Distributed by MLS Grid
• 2014-02-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-02-27 Delisted — HGMLS
• 2013-05-18 Listed $89,850 OneKey® MLS as Distributed by MLS Grid
• 2013-05-18 Listed — HGMLS
• 2012-11-14 Delisted — HGMLS
• 2011-08-15 Listed — HGMLS
• 2001-12-07 Sold (Public Records) $126,500 Public Records
• 2001-12-04 Sold (MLS) $126,500 HGMLS
• 2001-10-05 Delisted — HGMLS
• 2001-10-05 Price Changed $128,900 HGMLS
• 2001-05-04 Listed $126,500 HGMLS
• 1972-06-20 Sold (Public Records) $16,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $4,644 · -18.5% YoY. Source: county tax records.