1906 Rosewood Ct · Woodbury, NY 10930

$335,000

2 bd · 2.0 ba · 1,086 sqft · Condo public records · 39 Days on market

Built 1990 $248/mo HOA · 8% of rent

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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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained first floor two-bedroom two full bathroom condo in a lovely setting of Woodbury Heights. Kitchen boasts quartz countertops, tiled backsplash, wood cabinetry to ceiling and stainless-steel appliances, including a gas stove. Laundry room with stackable washer/dryer beyond the door in kitchen. Pantry and deep closet at entry. Dining area has tons of natural light, (chandelier remains). Spacious living room with new siders lead to the balcony where you can enjoy the lovey views over your morning coffee! Second bedroom has double windows, and second bath offers a shower and soaking tub. Primary bedroom (ensuite) with double closets and renovated full bathroom. Shower is b

Key facts

• Quartz countertops
• Tiled backsplash
• Laundry room

Tags

• FIRST FLOOR
• QUARTZ COUNTERTOPS
• TILED BACKSPLASH
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• LAUNDRY ROOM

Property features AI

Finance

• Other: Community in Highland Mills / Woodbury area; Community pool (fenced, in-ground)
• HOA & community: Association managed by Archway Property Management; Monthly association fee; Association amenities include landscaping, grounds maintenance, parking, pool, and snow removal; Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, snow removal and trash

Exterior

• Parking: Common parking lot with unassigned spaces
• Utilities: Electric service by Orange & Rockland; Natural gas available; Public sewer; Water available; Sewer connected; Electricity available
• Home design: Condominium; Two-story building (unit entry level 1); First-floor location described; Covered balcony/porch
• Construction: Wood siding; Concrete perimeter foundation; Property condition: actual
• Exterior features: Balcony; Nearby schools and shops

Interior

• Kitchen: Dishwasher; Gas cooktop; Oven; Refrigerator; Pantry
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Chandelier; Galley kitchen layout; Granite countertops; His and hers closets; Primary bathroom with soaking tub; Covered patio/porch; Accessible central living area, doors, and full bath; 7 total rooms; No basement; Attic: none; One-level entry
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (12.0% below list).
• Recommended offer: $295k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.8% in Woodbury — 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 66/100 on livability (#663 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Central Valley Elementary School (math 31% / reading 53%, grade F, #1,361 of 2,108 statewide, top 67%, 448 students, 43% FRL); Monroe-Woodbury Middle School (math 28% / reading 50%, grade F, #433 of 729 statewide, top 60%, 1,584 students, 40% FRL); Monroe-Woodbury High School (math 98% / reading 95%, grade A+, #56 of 1,100 statewide, top 5%, 2,353 students, 33% FRL) — zoned schools average 39% FRL vs 15% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 82 active listings in the ZIP; high-income renter base; 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $335k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,735 (12.0% 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 39 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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 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: 0.88% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-60,478
• Equity at exit: $49,950

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-60,324
• Equity at exit: $28,965

Cash invested: $93,800 (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 10930

• Home prices YoY: -15.8%
• Active inventory: 82
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,947 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$283 /mo · $3,397/yr
• Insurance: −$140
• HOA: −$248
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-99

Break-even live

Break-even rent $3,073

Max offer price $317,506

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $-4	+0% $-99	+5% $-194	+10% $-289
Rent	-10% $-332	-5% $-215	+0% $-99	+5% $17	+10% $134
Rate	-1.0pp $70	-0.5pp $-14	base $-99	+0.5pp $-186	+1.0pp $-274

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $248 · $2,976/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-03-07
   listed $335,000 Active
3. 2001-05-07
   soldstatus $128,000

ⓘ 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: $3,397 · $283/mo
• Projected year-2 tax: $4,529 · $377/mo
• Expected delta: +$1,132/yr (+$94/mo · 33.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $35,368
• − Mortgage interest: −$18,765
• − Property taxes: −$3,397
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,829
• − Management: −$2,829
• − HOA: −$2,976
• − Depreciation: −$9,745
• Taxable loss: −$6,849
• Est. tax savings @ 24.0%: +$1,644
• After-tax cash flow: $455/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 — Woodbury

• Score: 66/100
• State rank: #663
• US rank: #11975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, NY
• County: Orange County · 267,004 people
• City population: 9,402
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 9,569
• Household income: $120,098
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 104.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 27% Two or more races 16% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 14% Dominican 5%
• Common ancestry: Romanian 7% Scandinavian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 11% German/W. Germanic 4% 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: ▼ -50.76%
• Current HPI: 271.431
• Rent YoY: —
• 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

+161.7% since first listed

3 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-07 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2001-05-07 Sold (Public Records) $128,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,397 · +2.1% YoY. Source: county tax records.