64 Bayberry Dr · Monroe, NY 10950

$575,000

5 bd · 3.5 ba · 2,558 sqft · SingleFamily public records · 51 Days on market

Built 1973 2.10 ac lot $225/sqft · 29% below area Est $814k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

Key facts

• Kitchenette
• 2.1 acre property
• Sunroom

Tags

• 2.1 ACRE PROPERTY
• HARDWOOD FLOORS
• TILE FLOORING
• SUNROOM
• ADJOINING PATIO
• KITCHENETTE

Property features AI

Exterior

• Parking: Driveway; Parking lot
• Utilities: Electricity connected; Water connected; Sewer connected; Trash collection (public); Septic tank
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Wall/Window air conditioning units
• Interior features: First-floor full bathroom; Pull-down attic stairs

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-467 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $492k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (16.7% below list).
• Recommended offer: $479k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Monroe — 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 72/100 on livability (#351 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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: Pine Tree Elementary School (math 43% / reading 48%, grade D-, #1,271 of 2,108 statewide, top 60%, 786 students, 42% 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 38% FRL vs 15% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 322 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $4,788/mo this rent would consume 73% of the median local household income ($79k/yr) (locally 3149% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $478,814 (16.7% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

• ARV (median comp): $813,921
• List price: $575,000
• Delta: -29.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1319 E Mombasha Rd	0.29mi	5/3.5	2,420 (-5%)	12mo	$700,000	$289	67
23 Webb Farm Rd	0.17mi	4/3.0 (-1)	2,446 (-4%)	23mo	$685,000	$280	59
14 Bayberry Dr	0.25mi	4/2.5 (-1)	2,400 (-6%)	23mo	$600,000	$250	50
25 Rosmini Ln	0.60mi	4/2.5 (-1)	2,665 (+4%)	9mo	$815,000	$306	49
16 Hawxhurst St	0.36mi	4/1.5 (-1)	2,200 (-14%)	16mo	$520,000	$236	34
2 Berry Rd	0.65mi	4/2.0 (-1)	2,222 (-13%)	5mo	$579,900	$261	33

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 · 1.5% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.19×
• Total profit: $-129,812
• Equity at exit: $85,734

10-year hold

• IRR: -24.0%
• Equity multiple: -0.11×
• Total profit: $-178,723
• Equity at exit: $49,715

Cash invested: $161,000 (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 10950

• Rents YoY: 1.5%
• Active inventory: 322
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,788 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$995 /mo · $11,939/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,006
• Net cashflow: $-467

Break-even live

Break-even rent $5,380

Max offer price $492,461

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-304	+0% $-467	+5% $-630	+10% $-793
Rent	-10% $-845	-5% $-656	+0% $-467	+5% $-278	+10% $-89
Rate	-1.0pp $-178	-0.5pp $-321	base $-467	+0.5pp $-616	+1.0pp $-768

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Peterson Rd Monroe, NY	4.0	2.5	2988	$4,300	$1.44	25d	1	0.67mi
11 Ethan Cir Monroe, NY	5.0	2.5	1854	$3,800	$2.05	16d	1	1.45mi

Listing history 48 events

1. 2026-06-21
   days on market $575,000 Active 51 DOM
2. 2026-06-18
   days on market $575,000 Active 48 DOM
3. 2026-06-17
   days on market $575,000 Active 47 DOM
4. 2026-06-16
   days on market $575,000 Active 46 DOM
5. 2026-06-15
   days on market $575,000 Active 45 DOM
6. 2026-06-14
   days on market $575,000 Active 43 DOM
7. 2026-06-10
   days on market $575,000 Active 40 DOM
8. 2026-06-09
   days on market $575,000 Active 39 DOM
9. 2026-06-08
   days on market $575,000 Active 38 DOM
10. 2026-06-07
    days on market $575,000 Active 37 DOM
11. 2026-06-05
    days on market $575,000 Active 34 DOM
12. 2026-06-03
    days on market $575,000 Active 33 DOM
13. 2026-06-02
    days on market $575,000 Active 32 DOM
14. 2026-06-01
    days on market $575,000 Active 31 DOM
15. 2026-05-31
    days on market $575,000 Active 30 DOM
16. 2026-05-30
    days on market $575,000 Active 29 DOM
17. 2026-05-01
    historical
18. 2026-05-01
    listed $575,000 Active 1758-char remark
19. 2026-04-21
    price $595,000
20. 2025-12-23
    listed $639,000 Active
21. 2024-09-28
    historical $4,100
22. 2024-09-22
    listed $4,100
23. 2023-08-15
    soldstatus $523,000
24. 2023-08-02
    soldstatus $523,000 Closed

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

25. 2023-06-12
    status Pending

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

26. 2023-05-19
    price $480,000

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

27. 2023-05-19
    status Active

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

28. 2023-03-01
    status Pending

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

29. 2023-02-14
    price $520,000

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

30. 2023-02-07
    listed $480,000 Active

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

31. 2023-02-02
    historical $480,000

    Show marketing remark (621 chars)

    **BACK ON THE MARKET!! Buyer got cold feet last minuet.** Welcome to your new home with 2,500+ square feet, perfect for entertaining! The main level offers an open concept and hardwood floors throughout. Down the hallway you will find 3 generous size bedrooms including an ensuite in the primary and a guest bathroom. Head downstairs to find 2 additional bedrooms, 2 bathrooms and plenty more living area with endless possibilities! Step out onto your deck and enjoy your 2+ acres of property while sipping on your morning coffee. This home is close to transportation, major highways and stores. Come check it out today!

32. 2018-01-10
    soldstatus $290,000
33. 2017-12-30
    soldstatus $290,000 Sold
34. 2017-11-03
    historical Pending
35. 2017-10-18
    status Active
36. 2017-10-16
    historical
37. 2017-08-31
    status Active
38. 2017-08-27
    historical
39. 2017-08-10
    price $299,900
40. 2017-06-08
    price $317,500
41. 2017-04-15
    listed $329,900 Active
42. 2015-07-16
    historical
43. 2015-03-16
    historical Temporarily off Market
44. 2014-12-30
    price
45. 2014-11-04
    price
46. 2014-09-27
    price
47. 2014-07-16
    listed Active
48. 2014-07-16
    listed $309,000

ⓘ 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: $11,939 · $995/mo
• Projected year-2 tax: $11,939 · $995/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,458
• − Mortgage interest: −$32,209
• − Property taxes: −$11,939
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,597
• − Management: −$4,597
• − Depreciation: −$16,727
• Taxable loss: −$15,486
• Est. tax savings @ 24.0%: +$3,717
• After-tax cash flow: $-1,890/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 — Monroe

• Score: 72/100
• State rank: #351
• US rank: #5919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• City population: 68,136
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 68,136
• Household income: $78,931
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 3149.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Scandinavian 2% Italian 2%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 33% English-only · German/W. Germanic 52% Spanish 9% Russian/Polish/Slavic 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: ▼ -309.81%
• Current HPI: 314.2081
• Rent YoY: ▲ 1.50%
• 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

+86.1% since first listed

32 events — show timeline

• 2026-05-01 Listed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-23 Listed $639,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-28 Rental Removed $4,100 TURBOTENANT
• 2024-09-22 Listed for Rent $4,100 TURBOTENANT
• 2023-08-15 Sold (Public Records) $523,000 Public Records
• 2023-08-02 Sold (MLS) $523,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-19 Price Changed $480,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-02-14 Price Changed $520,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-07 Listed $480,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-02 Coming Soon $480,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-10 Sold (Public Records) $290,000 Public Records
• 2017-12-30 Sold (MLS) $290,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-03 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-10-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-08-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-08-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-08-10 Price Changed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2017-06-08 Price Changed $317,500 OneKey® MLS as Distributed by MLS Grid
• 2017-04-15 Listed $329,900 OneKey® MLS as Distributed by MLS Grid
• 2015-07-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-03-16 Delisted — HGMLS
• 2014-12-30 Price Changed — HGMLS
• 2014-11-04 Price Changed — HGMLS
• 2014-09-27 Price Changed — HGMLS
• 2014-07-16 Listed — HGMLS
• 2014-07-16 Listed $309,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $11,939 · +3.0% YoY. Source: county tax records.