311 Tower Ave · Maybrook, NY 12543

$139,990

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 85 Days on market

Built 1910 5,600 sqft lot $196/sqft · 45% below area Est $253k · 45% under ↓ 30% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.6/10.0
• 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

Listing remarks MLS

PRICE REDUCED FOR QUICK SALE!! CASH OR REHAB LOAN FOR THIS ONE!! Valley Central School District. This property is located in the heart of the village, within a short distance to interstate highway 84, Veterans Memorial Park, medical offices, restaurants, eateries and so much more. This property has many potential for the right buyer. Cash or rehab loan is best to purchase this property. Easy to show. Present all offers. Per the Village of Maybrook, there are open violations on this property that needs to be remedied before occupancy.

Key facts

• Open concept
• Wood floors
• 5,600 sq ft lot

Tags

• OPEN CONCEPT
• WOOD FLOORS
• NATURAL GAS FOR HEATING
• EASY ONE-LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 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 (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $29k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 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: 1.11% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (median comp): $253,047
• List price: $139,990
• Delta: -44.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Clark Pl	0.29mi	2/1.0	768 (+8%)	4mo	$230,000	$299	70
202 Maiden Ln	0.23mi	2/1.0	770 (+8%)	13mo	$255,000	$331	65

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-15,118
• Equity at exit: $20,873

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,117
• Equity at exit: $12,104

Cash invested: $39,197 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$315 /mo · $3,780/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $117

Break-even live

Break-even rent $1,402

Max offer price $139,990

Occupancy floor 87%

Sensitivity live

Price	-10% $196	-5% $157	+0% $117	+5% $77	+10% $38
Rent	-10% $-5	-5% $56	+0% $117	+5% $178	+10% $240
Rate	-1.0pp $188	-0.5pp $153	base $117	+0.5pp $81	+1.0pp $44

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Homestead Ave Unit Maybrook Maybrook, NY	1.0	1.0	680	$1,550	$2.28	44d	1	0.14mi

Listing history 29 events

1. 2026-06-18
   days on market $139,990 Active 85 DOM
2. 2026-06-17
   days on market $139,990 Active 84 DOM
3. 2026-06-16
   days on market $139,990 Active 83 DOM
4. 2026-06-15
   days on market $139,990 Active 82 DOM
5. 2026-06-14
   days on market $139,990 Active 80 DOM
6. 2026-06-10
   days on market $139,990 Active 77 DOM
7. 2026-06-09
   days on market $139,990 Active 76 DOM
8. 2026-06-08
   days on market $139,990 Active 75 DOM
9. 2026-06-07
   days on market $139,990 Active 74 DOM
10. 2026-06-05
    days on market $139,990 Active 71 DOM
11. 2026-06-03
    days on market $139,990 Active 70 DOM
12. 2026-06-02
    days on market $139,990 Active 69 DOM
13. 2026-06-01
    days on market $139,990 Active 68 DOM
14. 2026-05-31
    days on market $139,990 Active 67 DOM
15. 2026-05-30
    days on market $139,990 Active 66 DOM
16. 2026-04-01
    price $139,990 544-char remark

    Show marketing remark (544 chars)

    PRICE REDUCED FOR QUICK SALE!! CASH OR REHAB LOAN FOR THIS ONE!! Valley Central School District. This property is located in the heart of the village, within a short distance to interstate highway 84, Veterans Memorial Park, medical offices, restaurants, eateries and so much more. This property has many potential for the right buyer. Cash or rehab loan is best to purchase this property. Easy to show. Present all offers. Per the Village of Maybrook, there are open violations on this property that needs to be remedied before occupancy.

17. 2026-04-01
    price $149,900 544-char remark

    Show marketing remark (544 chars)

    PRICE REDUCED FOR QUICK SALE!! CASH OR REHAB LOAN FOR THIS ONE!! Valley Central School District. This property is located in the heart of the village, within a short distance to interstate highway 84, Veterans Memorial Park, medical offices, restaurants, eateries and so much more. This property has many potential for the right buyer. Cash or rehab loan is best to purchase this property. Easy to show. Present all offers. Per the Village of Maybrook, there are open violations on this property that needs to be remedied before occupancy.

18. 2026-03-25
    listed $169,000 Active 544-char remark

    Show marketing remark (544 chars)

    PRICE REDUCED FOR QUICK SALE!! CASH OR REHAB LOAN FOR THIS ONE!! Valley Central School District. This property is located in the heart of the village, within a short distance to interstate highway 84, Veterans Memorial Park, medical offices, restaurants, eateries and so much more. This property has many potential for the right buyer. Cash or rehab loan is best to purchase this property. Easy to show. Present all offers. Per the Village of Maybrook, there are open violations on this property that needs to be remedied before occupancy.

19. 2025-10-16
    price $157,000
20. 2025-09-07
    listed $159,000 Active
21. 2025-09-05
    historical
22. 2025-04-03
    listed $179,900 Active
23. 2024-03-30
    historical $2,100
24. 2024-03-18
    price $2,100
25. 2024-03-01
    soldstatus $199,000
26. 2024-02-28
    listed $2,200
27. 2024-01-10
    soldstatus $199,000 Closed
28. 2023-07-23
    status Pending
29. 2023-06-13
    listed $199,000 Active

ⓘ 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: $3,780 · $315/mo
• Projected year-2 tax: $3,780 · $315/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 ≥97°F today · 16 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: $18,600
• − Mortgage interest: −$7,842
• − Property taxes: −$3,780
• − Insurance: −$700
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,072
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,590/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

-29.7% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $139,990 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $157,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-07 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Listed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2024-03-30 Rental Removed $2,100 ONEKEY
• 2024-03-18 Price Changed $2,100 ONEKEY
• 2024-03-01 Sold (Public Records) $199,000 Public Records
• 2024-02-28 Listed for Rent $2,200 ONEKEY
• 2024-01-10 Sold (MLS) $199,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-13 Listed $199,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $3,780 · +1.4% YoY. Source: county tax records.