302 Tower Ave · Maybrook, NY 12543

$224,999

4 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 84 Days on market

Built 1910

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.1/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Calling all investors and visionaries! This property is a true blank canvas, ready for your creative vision. Ideally situated in a prime location, it offers exceptional potential for those looking to renovate, remodel, or reimagine. With the right updates, this home presents a rare opportunity to transform it into a standout masterpiece or income-producing asset. Bonus: the property features a brand new roof and comes with muti-family planning board approval, adding even more value and flexibility for future use. Bring your vision to life and unlock the full potential of this diamond in the rough. Opportunities like this don't come around often, don't miss it!

Key facts

• Brand new roof
• 9,600 sq ft lot
• Built 1910

Tags

• BRAND NEW ROOF

🏢 Co-op / cooperative unit. The $224,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.2% in Maybrook — 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 70/100 on livability (#423 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Valley Central School District (Montgomery) (rural): math 54% / reading 53% proficiency, ranked #299 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 $150k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

• ARV (median comp): $448,797
• List price: $224,999
• Delta: -49.87%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Abbey Ave	0.38mi	4/2.0	1,750 (-1%)	3mo	$370,000	$211	78

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-27,945
• Equity at exit: $33,548

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-12,630
• Equity at exit: $19,454

Cash invested: $63,000 (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 12543

• Home prices YoY: -6.2%
• Active inventory: 17
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$651 /mo · $7,810/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $130

Break-even live

Break-even rent $2,436

Max offer price $224,999

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Everett Pl Maybrook, NY	3.0	1.5	1280	$2,600	$2.03	43d	1	1.05mi
524 Saracino Dr Maybrook, NY	3.0	1.5	1324	$2,600	$1.96	23d	1	1.07mi

Listing history 36 events

1. 2026-06-18
   days on market $224,999 Active 84 DOM
2. 2026-06-17
   days on market $224,999 Active 83 DOM
3. 2026-06-16
   days on market $224,999 Active 82 DOM
4. 2026-06-15
   days on market $224,999 Active 81 DOM
5. 2026-06-14
   days on market $224,999 Active 79 DOM
6. 2026-06-08
   days on market $224,999 Active 77 DOM
7. 2026-06-07
   days on market $224,999 Active 76 DOM
8. 2026-06-05
   days on market $224,999 Active 73 DOM
9. 2026-06-03
   days on market $224,999 Active 72 DOM
10. 2026-06-02
    days on market $224,999 Active 71 DOM
11. 2026-06-01
    days on market $224,999 Active 70 DOM
12. 2026-05-31
    days on market $224,999 Active 69 DOM
13. 2026-05-30
    days on market $224,999 Active 68 DOM
14. 2026-03-21
    listed $224,999 Active 668-char remark

    Show marketing remark (668 chars)

    Calling all investors and visionaries! This property is a true blank canvas, ready for your creative vision. Ideally situated in a prime location, it offers exceptional potential for those looking to renovate, remodel, or reimagine. With the right updates, this home presents a rare opportunity to transform it into a standout masterpiece or income-producing asset. Bonus: the property features a brand new roof and comes with muti-family planning board approval, adding even more value and flexibility for future use. Bring your vision to life and unlock the full potential of this diamond in the rough. Opportunities like this don't come around often, don't miss it!

15. 2025-06-26
    soldstatus $150,000
16. 2025-06-05
    soldstatus $150,000 Closed 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

17. 2025-04-08
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

18. 2025-02-13
    price $164,999 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

19. 2025-02-05
    price $173,999 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

20. 2024-12-04
    price $174,999 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

21. 2024-10-08
    price $187,999 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

22. 2024-08-31
    price $199,999 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

23. 2024-07-16
    listed $214,999 Active 453-char remark

    Show marketing remark (453 chars)

    Calling all investors and visionaries! This property is a blank canvas awaiting your creative touch. Located in a prime location, this home offers tremendous potential. With renovations and remodeling, this property gives you the unique opportunity to transform it into a masterpiece. Bring your vision and unleash the full potential of this diamond in the rough. Don't miss out on this opportunity! Additional Information: HeatingFuel:Oil Above Ground,

24. 2024-07-15
    historical
25. 2024-07-05
    listed $214,999 Active
26. 2021-02-03
    soldstatus $269,000
27. 2018-08-17
    soldstatus $130,000
28. 2018-08-14
    soldstatus $130,000 Sold
29. 2018-07-12
    historical Pending
30. 2018-06-21
    listed $139,900 Active
31. 2002-07-24
    soldstatus $98,000
32. 2002-05-29
    soldstatus $98,000
33. 2002-02-25
    price $105,000
34. 2002-02-25
    historical
35. 1994-02-21
    listed $98,000
36. 1984-02-28
    soldstatus $42,000

ⓘ 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: $7,810 · $651/mo
• Projected year-2 tax: $7,810 · $651/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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $31,200
• − Mortgage interest: −$12,603
• − Property taxes: −$7,810
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$6,545
• Taxable loss: −$1,876
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $2,004/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: Valley Central School District (Montgomery)
• NCES district ID: 3619680
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $69,186
• Composite: 47.53/100
• National rank: #2271
• State rank: #299 of 590 in NY

Livability — Maybrook

• Score: 70/100
• State rank: #423
• US rank: #7384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maybrook, NY
• Population (ZIP): 3,147

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 18% Black 16% Asian 2%
• Hispanic origin (detail): Puerto Rican 13% Dominican 5%
• Common ancestry: Romanian 5% Iranian 3% Italian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -20.16%
• Current HPI: 302.6098
• 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

+435.7% since first listed

23 events — show timeline

• 2026-03-21 Listed $224,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-26 Sold (Public Records) $150,000 Public Records
• 2025-06-05 Sold (MLS) $150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-13 Price Changed $164,999 OneKey® MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $173,999 OneKey® MLS as Distributed by MLS Grid
• 2024-12-04 Price Changed $174,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-08 Price Changed $187,999 OneKey® MLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $199,999 OneKey® MLS as Distributed by MLS Grid
• 2024-07-16 Listed $214,999 OneKey® MLS as Distributed by MLS Grid
• 2024-07-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-05 Listed $214,999 OneKey® MLS as Distributed by MLS Grid
• 2021-02-03 Sold (Public Records) $269,000 Public Records
• 2018-08-17 Sold (Public Records) $130,000 Public Records
• 2018-08-14 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-12 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-06-21 Listed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2002-07-24 Sold (Public Records) $98,000 Public Records
• 2002-05-29 Sold (MLS) $98,000 HGMLS
• 2002-02-25 Delisted — HGMLS
• 2002-02-25 Price Changed $105,000 HGMLS
• 1994-02-21 Listed $98,000 HGMLS
• 1984-02-28 Sold (Public Records) $42,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $7,810 · +1.3% YoY. Source: county tax records.