50 Woodland Cir S · Mountain Lodge Park, NY 10950

$169,999

2 bd · 1.0 ba · 570 sqft · SingleFamily public records · 180 Days on market

Built 1933 5,948 sqft lot $298/sqft · 5% above area Est $153k · 11% over

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +8.0/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of classic charm and contemporary style in this beautifully updated 2 bedroom 1 bathroom bungalow. Whether you are seeking a peaceful full time residence or rejuvenating weekend getaway, this home is a turnkey sanctuary in a truly serene setting. Step into an airy, light-filled interior featuring fresh neutral paint and brand-new flooring that flows seamlessly throughout the entire home. The heart of the home has been tastefully modernized, boasting sleek finishes perfect for home-cooked meals after a day of relaxation. With two comfortable bedrooms, there is ample space for a guest room, home office, or creative studio. Move right in and start enjoying the quiet life. This gem is a rare find—schedule your showing today!

Key facts

• 5,948 sq ft lot
• Built 1933
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.3% in Mountain Lodge 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 73/100 on livability (#308 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools F, 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.
• Market conditions: Rents rising (+1.5%/yr); 316 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.30% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (median comp): $153,186
• List price: $169,999
• Delta: 10.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Arbor Trl	0.12mi	1/1.0 (-1)	572 (+0%)	10mo	$77,000	$135	80
16 Stanton Trl	0.11mi	2/1.0	616 (+8%)	9mo	$105,000	$170	74
41 Laurel Trl	0.28mi	2/1.0	580 (+2%)	20mo	$130,000	$224	67
9 Higgins Trl	0.65mi	2/1.0	588 (+3%)	3mo	$130,000	$221	62
55 Orchard Trl	0.41mi	1/1.0 (-1)	600 (+5%)	10mo	$155,000	$258	59
1 Oakwood Trl N	0.48mi	1/1.0 (-1)	520 (-9%)	9mo	$205,000	$394	50
6 Grandview Trl	0.74mi	3/1.0 (+1)	637 (+12%)	22mo	$249,999	$392	22

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $151
• Equity at exit: $25,347

10-year hold

• IRR: 8.1%
• Equity multiple: 1.57×
• Total profit: $27,200
• Equity at exit: $14,698

Cash invested: $47,600 (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 10950

• Rents YoY: 1.5%
• Active inventory: 316
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$293 /mo · $3,522/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $485

Break-even live

Break-even rent $1,590

Max offer price $169,999

Occupancy floor 73%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Oakwood Trl S Monroe, NY	2.0	1.0	696	$1,750	$2.51	14d	1	0.23mi
14 Woodland Cir S Monroe, NY	3.0	1.0	750	$2,100	$2.80	14d	1	0.24mi
11 Utopian Trl Monroe, NY	1.0	1.0	682	$1,500	$2.20	14d	1	0.26mi

Listing history 34 events

1. 2026-06-15
   days on market $169,999 Active 180 DOM
2. 2026-06-14
   days on market $169,999 Active 178 DOM
3. 2026-06-13
   days on market $169,999 Active 177 DOM
4. 2026-06-10
   days on market $169,999 Active 175 DOM
5. 2026-06-09
   days on market $169,999 Active 174 DOM
6. 2026-06-08
   days on market $169,999 Active 173 DOM
7. 2026-06-07
   days on market $169,999 Active 172 DOM
8. 2026-06-05
   days on market $169,999 Active 169 DOM
9. 2026-06-03
   days on market $169,999 Active 168 DOM
10. 2026-06-02
    days on market $169,999 Active 167 DOM
11. 2026-06-01
    days on market $169,999 Active 166 DOM
12. 2026-05-31
    days on market $169,999 Active 165 DOM
13. 2026-05-30
    days on market $169,999 Active 164 DOM
14. 2026-04-29
    price $169,999 763-char remark

    Show marketing remark (763 chars)

    Discover the perfect blend of classic charm and contemporary style in this beautifully updated 2 bedroom 1 bathroom bungalow. Whether you are seeking a peaceful full time residence or rejuvenating weekend getaway, this home is a turnkey sanctuary in a truly serene setting. Step into an airy, light-filled interior featuring fresh neutral paint and brand-new flooring that flows seamlessly throughout the entire home. The heart of the home has been tastefully modernized, boasting sleek finishes perfect for home-cooked meals after a day of relaxation. With two comfortable bedrooms, there is ample space for a guest room, home office, or creative studio. Move right in and start enjoying the quiet life. This gem is a rare find—schedule your showing today!

15. 2026-03-14
    price $179,999 763-char remark

    Show marketing remark (763 chars)

    Discover the perfect blend of classic charm and contemporary style in this beautifully updated 2 bedroom 1 bathroom bungalow. Whether you are seeking a peaceful full time residence or rejuvenating weekend getaway, this home is a turnkey sanctuary in a truly serene setting. Step into an airy, light-filled interior featuring fresh neutral paint and brand-new flooring that flows seamlessly throughout the entire home. The heart of the home has been tastefully modernized, boasting sleek finishes perfect for home-cooked meals after a day of relaxation. With two comfortable bedrooms, there is ample space for a guest room, home office, or creative studio. Move right in and start enjoying the quiet life. This gem is a rare find—schedule your showing today!

16. 2026-02-16
    price $192,500 763-char remark

    Show marketing remark (763 chars)

    Discover the perfect blend of classic charm and contemporary style in this beautifully updated 2 bedroom 1 bathroom bungalow. Whether you are seeking a peaceful full time residence or rejuvenating weekend getaway, this home is a turnkey sanctuary in a truly serene setting. Step into an airy, light-filled interior featuring fresh neutral paint and brand-new flooring that flows seamlessly throughout the entire home. The heart of the home has been tastefully modernized, boasting sleek finishes perfect for home-cooked meals after a day of relaxation. With two comfortable bedrooms, there is ample space for a guest room, home office, or creative studio. Move right in and start enjoying the quiet life. This gem is a rare find—schedule your showing today!

17. 2026-01-27
    price $197,500 763-char remark

    Show marketing remark (763 chars)

    Discover the perfect blend of classic charm and contemporary style in this beautifully updated 2 bedroom 1 bathroom bungalow. Whether you are seeking a peaceful full time residence or rejuvenating weekend getaway, this home is a turnkey sanctuary in a truly serene setting. Step into an airy, light-filled interior featuring fresh neutral paint and brand-new flooring that flows seamlessly throughout the entire home. The heart of the home has been tastefully modernized, boasting sleek finishes perfect for home-cooked meals after a day of relaxation. With two comfortable bedrooms, there is ample space for a guest room, home office, or creative studio. Move right in and start enjoying the quiet life. This gem is a rare find—schedule your showing today!

18. 2025-12-17
    listed $199,999 Active 763-char remark

    Show marketing remark (763 chars)

    Discover the perfect blend of classic charm and contemporary style in this beautifully updated 2 bedroom 1 bathroom bungalow. Whether you are seeking a peaceful full time residence or rejuvenating weekend getaway, this home is a turnkey sanctuary in a truly serene setting. Step into an airy, light-filled interior featuring fresh neutral paint and brand-new flooring that flows seamlessly throughout the entire home. The heart of the home has been tastefully modernized, boasting sleek finishes perfect for home-cooked meals after a day of relaxation. With two comfortable bedrooms, there is ample space for a guest room, home office, or creative studio. Move right in and start enjoying the quiet life. This gem is a rare find—schedule your showing today!

19. 2025-12-10
    soldstatus $157,500
20. 2016-08-31
    soldstatus $16,800
21. 2016-08-12
    price $16,800 146-char remark

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

22. 2016-08-12
    soldstatus $16,800 Sold 146-char remark

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

23. 2016-08-12
    soldstatus $16,800

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

24. 2016-05-17
    status Pending 146-char remark

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

25. 2016-05-10
    historical Temporarily off Market 146-char remark

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

26. 2016-05-10
    price $19,900 146-char remark

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

27. 2016-04-22
    listed $19,900 Active 146-char remark

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

28. 2016-04-22
    listed $19,900

    Show marketing remark (146 chars)

    This vacation home is located high in the hills of Orange County NY. This home will be auctioned off from May 16-20. Call your agent for details.

29. 1999-01-28
    soldstatus $20,000
30. 1999-01-25
    soldstatus $24,400
31. 1998-12-22
    price $34,900
32. 1998-12-22
    historical
33. 1998-06-06
    listed $24,400
34. 1982-07-14
    soldstatus $12,000

ⓘ 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: $3,522 · $293/mo
• Projected year-2 tax: $3,522 · $293/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 8/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $26,443
• − Mortgage interest: −$9,523
• − Property taxes: −$3,522
• − Insurance: −$850
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$4,945
• Taxable income: $3,373
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $5,011/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 — Mountain Lodge Park

• Score: 73/100
• State rank: #308
• US rank: #5092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Lodge 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

+1316.7% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $169,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $179,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $192,500 OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $197,500 OneKey® MLS as Distributed by MLS Grid
• 2025-12-17 Listed $199,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Sold (Public Records) $157,500 Public Records
• 2016-08-31 Sold (Public Records) $16,800 Public Records
• 2016-08-12 Sold (MLS) $16,800 HGMLS
• 2016-08-12 Price Changed $16,800 HGMLS
• 2016-08-12 Sold (MLS) $16,800 OneKey® MLS as Distributed by MLS Grid
• 2016-05-17 Relisted — HGMLS
• 2016-05-10 Delisted — HGMLS
• 2016-05-10 Price Changed $19,900 HGMLS
• 2016-04-22 Listed $19,900 HGMLS
• 2016-04-22 Listed $19,900 OneKey® MLS as Distributed by MLS Grid
• 1999-01-28 Sold (Public Records) $20,000 Public Records
• 1999-01-25 Sold (MLS) $24,400 HGMLS
• 1998-12-22 Delisted — HGMLS
• 1998-12-22 Price Changed $34,900 HGMLS
• 1998-06-06 Listed $24,400 HGMLS
• 1982-07-14 Sold (Public Records) $12,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,522 · +0.9% YoY. Source: county tax records.