13 Fox Rdg · Woodridge, NY 12789

$195,000

2 bd · 2.0 ba · 1,152 sqft · Other public records · 18 Days on market

Built 1989

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Why this score? — see what drove the C 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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Nice two bedroom two bath townhouse. Settle into the large living space with vaulted ceilings, wood burning fire place and open concept to the kitchen. The master bedroom is located on the first floor. The large deck provides great outdoor space for entertaining.

Key facts

• Built 1989
• Listed 18 days

Tags

• FULLY RENOVATED TOWNHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (0.0% below list).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

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: schools F, crime F, amenities 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.
• Market conditions: 26 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $115k; list at $195k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $116,012
• Equity at exit: $175,671

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $334,069
• Equity at exit: $378,842

Cash invested: $54,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$283 /mo · $3,395/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $153

Break-even live

Break-even rent $1,755

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Fox Rdg Woodridge, NY	2.0	2.0	1200	$2,000	$1.67	14d	1	0.02mi
13 Fox Rdg Woodridge, NY	2.0	2.0	1152	$2,000	$1.74	21d	1	0.03mi
29 Meadowlark Ln Unit 1 Woodridge, NY	3.0	4.0	1400	$2,000	$1.43	14d	1	0.34mi
54 Davos Pointe Unit A-4 Woodridge, NY	1.0	1.0	750	$1,300	$1.73	14d	1	0.43mi
32 Bell Harbour Dr Woodridge, NY	1.0–2.0	1.0	990	$1,750	$1.77	14d	2	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $195,000 Active 18 DOM
2. 2026-06-17
   days on market $195,000 Active 17 DOM
3. 2026-06-16
   days on market $195,000 Active 16 DOM
4. 2026-06-15
   days on market $195,000 Active 15 DOM
5. 2026-06-14
   days on market $195,000 Active 13 DOM
6. 2026-06-13
   days on market $195,000 Active 12 DOM
7. 2026-06-10
   days on market $195,000 Active 10 DOM
8. 2026-06-09
   days on market $195,000 Active 9 DOM
9. 2026-06-08
   days on market $195,000 Active 8 DOM
10. 2026-06-07
    days on market $195,000 Active 7 DOM
11. 2026-06-03
    days on market $195,000 Active 3 DOM
12. 2026-06-02
    days on market $195,000 Active 2 DOM
13. 2026-06-01
    remarks 118-char remark
14. 2026-06-01
    listed $195,000 Active 1 DOM

ⓘ 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: $3,395 · $283/mo
• Projected year-2 tax: $3,395 · $283/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 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $23,392
• − Mortgage interest: −$10,923
• − Property taxes: −$3,395
• − Insurance: −$975
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,673
• Taxable loss: −$1,317
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,154/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

• 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

+143.8% since first listed

14 events — show timeline

• 2026-06-01 Listed $195,000 FSBO.com
• 2026-04-13 Price Changed $2,000 REDFIN
• 2026-01-11 Listed for Rent $2,500 REDFIN
• 2021-08-02 Sold (Public Records) $115,000 Public Records
• 2021-07-23 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-01-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-12-21 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-10 Sold (Public Records) $55,000 Public Records
• 2019-09-04 Sold (MLS) $55,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-06-18 Listed $59,000 OneKey® MLS as Distributed by MLS Grid
• 1990-07-06 Sold (Public Records) $80,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $3,395 · +1.7% YoY. Source: county tax records.