157 Tanglewylde Rd · Lake Mohegan, NY 10537

$199,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 184 Days on market

Built 1947 6,970 sqft lot Est $396k · 50% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +10.0/10.0
• Schools +6.5/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ATTN BUILDERS & INVESTORS!! Excellent opportunity to purchase this charming 2BR/1BTH cottage in Lake Peekskill! Tons of potential and options with this one - just need the vision to bring it back to life! PRICED TO SELL QUICK - CASH ONLY SALE! OPEN violations w/ BOHA due to failing septic. SELLING AS-IS. BUYER'S AGENT PLEASE DO YOUR OWN DUE DILIGENCE.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-27 ($-324/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.2% below list).
• Recommended offer: $167k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#417 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Putnam Valley Central School District (suburban): math 73% / reading 71% proficiency, ranked #91 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Putnam Valley Elementary School (math 87% / reading 82%, grade A+, #93 of 2,108 statewide, top 6%, 554 students, 19% FRL); Putnam Valley Middle School (math 57% / reading 65%, grade B+, #150 of 729 statewide, top 21%, 473 students, 17% FRL); Putnam Valley High School (math 92% / reading 24%, grade C, #879 of 1,100 statewide, top 80%, 503 students, 23% FRL).
• Market conditions: 31 active listings in the ZIP; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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 $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,751 (16.2% 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 184 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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: 0.84% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $395,692
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Orchard Rd	0.60mi	2/1.0	1,016 (-4%)	4mo	$380,000	$374	62
34 Argyle St	0.47mi	2/1.0	1,124 (+6%)	10mo	$475,000	$423	59
12 Ann Pl	0.65mi	2/1.0	1,060 (+0%)	14mo	$410,000	$387	58
139 Nardin Rd	0.25mi	2/1.0	1,144 (+8%)	24mo	$395,000	$345	55
22 Edwin St	0.64mi	2/2.0	1,000 (-6%)	8mo	$305,000	$305	51
40 Ridgecrest Rd	0.45mi	1/1.0 (-1)	1,136 (+7%)	15mo	$350,000	$308	49
18 Point Dr S	0.43mi	2/1.0	1,214 (+15%)	13mo	$700,000	$577	44
27 Oriole St	0.64mi	3/1.0 (+1)	924 (-13%)	21mo	$340,000	$368	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.91×
• Total profit: $106,669
• Equity at exit: $179,275

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $315,486
• Equity at exit: $386,613

Cash invested: $55,720 (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 10537

• Home prices YoY: 5.8%
• Active inventory: 31
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-27

Break-even live

Break-even rent $1,702

Max offer price $194,235

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $29	+0% $-27	+5% $-83	+10% $-140
Rent	-10% $-159	-5% $-93	+0% $-27	+5% $39	+10% $105
Rate	-1.0pp $73	-0.5pp $24	base $-27	+0.5pp $-79	+1.0pp $-131

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-02-13
   status Pending
2. 2025-08-14
   listed $199,000 Active
3. 2025-08-10
   historical $199,000
4. 2025-05-23
   soldstatus $160,000
5. 2025-04-25
   soldstatus $160,000 Closed 362-char remark

   Show marketing remark (362 chars)

   ATTN BUILDERS & INVESTORS!! Excellent opportunity to purchase this charming 2BR/1BTH cottage in Lake Peekskill! Tons of potential and options with this one - just need the vision to bring it back to life! PRICED TO SELL QUICK - CASH ONLY SALE! OPEN violations w/ BOHA due to failing septic. SELLING AS-IS. BUYER'S AGENT PLEASE DO YOUR OWN DUE DILIGENCE.

6. 2025-01-23
   status Pending 362-char remark

   Show marketing remark (362 chars)

   ATTN BUILDERS & INVESTORS!! Excellent opportunity to purchase this charming 2BR/1BTH cottage in Lake Peekskill! Tons of potential and options with this one - just need the vision to bring it back to life! PRICED TO SELL QUICK - CASH ONLY SALE! OPEN violations w/ BOHA due to failing septic. SELLING AS-IS. BUYER'S AGENT PLEASE DO YOUR OWN DUE DILIGENCE.

7. 2024-12-24
   price $169,000 362-char remark

   Show marketing remark (362 chars)

   ATTN BUILDERS & INVESTORS!! Excellent opportunity to purchase this charming 2BR/1BTH cottage in Lake Peekskill! Tons of potential and options with this one - just need the vision to bring it back to life! PRICED TO SELL QUICK - CASH ONLY SALE! OPEN violations w/ BOHA due to failing septic. SELLING AS-IS. BUYER'S AGENT PLEASE DO YOUR OWN DUE DILIGENCE.

8. 2024-12-12
   listed $189,900 Active 362-char remark

   Show marketing remark (362 chars)

   ATTN BUILDERS & INVESTORS!! Excellent opportunity to purchase this charming 2BR/1BTH cottage in Lake Peekskill! Tons of potential and options with this one - just need the vision to bring it back to life! PRICED TO SELL QUICK - CASH ONLY SALE! OPEN violations w/ BOHA due to failing septic. SELLING AS-IS. BUYER'S AGENT PLEASE DO YOUR OWN DUE DILIGENCE.

9. 2016-02-04
   historical Withdrawn
10. 2016-02-04
    historical
11. 2015-09-26
    status Active
12. 2015-08-04
    historical Pending
13. 2015-05-06
    price
14. 2015-03-11
    price
15. 2014-12-04
    price
16. 2014-11-13
    listed Active
17. 2014-11-11
    listed $32,500
18. 2014-04-09
    price $50,000
19. 2014-03-15
    price $57,000
20. 2009-12-29
    soldstatus $57,000 Sold
21. 2009-12-16
    historical
22. 2009-12-07
    historical Pending
23. 2009-09-16
    listed $50,000 Active
24. 2009-08-24
    historical Cancelled
25. 2008-07-09
    listed
26. 2005-06-17
    soldstatus $261,000
27. 2005-06-01
    soldstatus $261,000
28. 2005-04-26
    historical
29. 2005-04-26
    price $265,000
30. 2005-01-10
    listed $261,000
31. 2004-09-07
    soldstatus $150,000
32. 2004-07-29
    soldstatus $150,000
33. 2004-06-17
    price $199,999
34. 2004-06-17
    historical
35. 2004-06-01
    listed $150,000
36. 1989-03-15
    soldstatus $99,000

ⓘ 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: $2,614 · $218/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$375/yr (+$31/mo · 14.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,010
• − Mortgage interest: −$11,147
• − Property taxes: −$2,614
• − Insurance: −$995
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$5,789
• Taxable loss: −$3,736
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $573/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: Putnam Valley Central School District
• NCES district ID: 3624000
• Math proficiency: 73% ▬ 0.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $94,086
• Composite: 65.26/100
• National rank: #491
• State rank: #91 of 590 in NY

Livability — Lake Mohegan

• Score: 71/100
• State rank: #417
• US rank: #7240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,361
• Population (ZIP): 2,418

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 17% Two or more races 16% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 9%
• Common ancestry: Romanian 5% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 15% German/W. Germanic 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.08%
• Current HPI: 295.284
• 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

+101.0% since first listed

36 events — show timeline

• 2026-02-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-10 Coming Soon $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-23 Sold (Public Records) $160,000 Public Records
• 2025-04-25 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-24 Price Changed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-12 Listed $189,900 OneKey® MLS as Distributed by MLS Grid
• 2016-02-04 Delisted — HGMLS
• 2016-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-26 Relisted — HGMLS
• 2015-08-04 Contingent — HGMLS
• 2015-05-06 Price Changed — HGMLS
• 2015-03-11 Price Changed — HGMLS
• 2014-12-04 Price Changed — HGMLS
• 2014-11-13 Listed — HGMLS
• 2014-11-11 Listed $32,500 OneKey® MLS as Distributed by MLS Grid
• 2014-04-09 Price Changed $50,000 HGMLS
• 2014-03-15 Price Changed $57,000 HGMLS
• 2009-12-29 Sold (MLS) $57,000 HGMLS
• 2009-12-16 Delisted — HGMLS
• 2009-12-07 Contingent — HGMLS
• 2009-09-16 Listed $50,000 HGMLS
• 2009-08-24 Delisted — HGMLS
• 2008-07-09 Listed — HGMLS
• 2005-06-17 Sold (Public Records) $261,000 Public Records
• 2005-06-01 Sold (MLS) $261,000 HGMLS
• 2005-04-26 Price Changed $265,000 HGMLS
• 2005-04-26 Delisted — HGMLS
• 2005-01-10 Listed $261,000 HGMLS
• 2004-09-07 Sold (Public Records) $150,000 Public Records
• 2004-07-29 Sold (MLS) $150,000 HGMLS
• 2004-06-17 Delisted — HGMLS
• 2004-06-17 Price Changed $199,999 HGMLS
• 2004-06-01 Listed $150,000 HGMLS
• 1989-03-15 Sold (Public Records) $99,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,614 · +3.2% YoY. Source: county tax records.