65 Mine Dock Rd · Fort Montgomery, NY 10922

$890,000

2 bd · 1.5 ba · 2,732 sqft · SingleFamily public records · 24 Days on market

Built 1966 1.70 ac lot Est $607k · 47% over

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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
• Schools +4.6/10.0
• Appreciation +4.5/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

There are homes… and then there are places that feel discovered. Perched high above the Hudson River, this extraordinary contemporary retreat captures a perspective few will ever own. From its elevated setting—approximately 70–80 feet above sea level—the views unfold in a sweeping panorama, stretching from the iconic Bear Mountain Bridge across the untouched, wooded hills of Garrison. With no development in sight—only river, sky, and mountain—this is a landscape preserved in time. Built in 1966 and held by just two owners, this is the first time the home has ever been offered to the open market. In the late 1990s, it was thoughtfully reimagined by archit

Key facts

• 1.7 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Driveway; Off-street parking; 2-car garage
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence
• Construction: Frame and stone construction; Unfinished attic
• Exterior features: Awnings; Waterfront property

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Granite counters; Open kitchen
• Bedrooms: Bedrooms total: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Radiant heating; Free-standing fireplace (1)
• Interior features: First-floor bedroom; First-floor full bathroom; Double vanity; Entrance foyer; Granite counters; Open floorplan; Open kitchen; Primary bathroom; Master bedroom on main level; Covered patio, deck, and patio area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $890k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $845k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $750k (15.7% below list).
• Recommended offer: $750k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#531 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Highland Falls Central School District (rural): math 53% / reading 47% proficiency, ranked #328 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fort Montgomery Elementary School (201 students, 52% FRL); Highland Falls Intermediate School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 324 students, 56% FRL); James I O'Neill High School (math 87% / reading 70%, grade A-, #568 of 1,100 statewide, top 52%, 424 students, 30% FRL).
• Market conditions: 9 active listings in the ZIP; 1 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 (-1.1%/yr); year-one equity from $6k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($877k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $890k implies a 345% 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 $750,000 (15.7% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $606,504
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Overlook Pl	0.73mi	3/2.0 (+1)	2,656 (-3%)	12mo	$590,000	$222	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.65×
• Total profit: $-86,067
• Equity at exit: $211,562

10-year hold

• IRR: -1.1%
• Equity multiple: 0.90×
• Total profit: $-25,826
• Equity at exit: $219,378

Cash invested: $249,200 (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 10922

• Home prices YoY: -0.4%
• Active inventory: 9
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$4,667
• Tax from tax record: −$1,140 /mo · $13,678/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $-253

Break-even live

Break-even rent $7,820

Max offer price $845,326

Occupancy floor 98%

Sensitivity live

Price	-10% $251	-5% $-1	+0% $-253	+5% $-505	+10% $-757
Rent	-10% $-845	-5% $-549	+0% $-253	+5% $43	+10% $340
Rate	-1.0pp $195	-0.5pp $-27	base $-253	+0.5pp $-484	+1.0pp $-718

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Hudson River Ln Garrison, NY	3.0	2.5	1881	$7,500	$3.99	15d	1	0.75mi

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-07
   listed $890,000 Active
3. 2026-04-02
   historical $890,000
4. 2000-07-06
   soldstatus $200,000

ⓘ 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: $13,678 · $1,140/mo
• Projected year-2 tax: $14,359 · $1,197/mo
• Expected delta: +$682/yr (+$57/mo · 5.0%)

ⓘ 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 ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$49,854
• − Property taxes: −$13,678
• − Insurance: −$4,450
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$25,891
• Taxable loss: −$18,272
• Est. tax savings @ 24.0%: +$4,385
• After-tax cash flow: $1,351/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: Highland Falls Central School District
• NCES district ID: 3614430
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $79,944
• Composite: 45.68/100
• National rank: #2577
• State rank: #328 of 590 in NY

Livability — Fort Montgomery

• Score: 68/100
• State rank: #531
• US rank: #9569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Montgomery, NY
• Population (ZIP): 1,072

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 11% Two or more races 6% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 12% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -1.08%
• Current HPI: 289.0685
• 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

+345.0% since first listed

4 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $890,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $890,000 OneKey® MLS as Distributed by MLS Grid
• 2000-07-06 Sold (Public Records) $200,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $13,678 · +1.3% YoY. Source: county tax records.