35 Edelweiss Dr #87 · Woodridge, NY 12789

$95,000

2 bd · 1.5 ba · 1,378 sqft · SingleFamily · 30 Days on market

Built 1989 Poor condition 4,228 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks

This townhouse is in need of total renovation. A great property for investors , landlords and flippers or for a buyer who wants an affordable home in a quiet neighborhood, with sweat equity.

Key facts

• 4,228 sq ft lot
• Built 1989
• Listed 29 days

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Electricity connected (Central Hudson); Public sewer
• Home design: Single family residence; Property listed as fixer condition; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heat; No cooling
• Interior features: High-speed internet available; Partial attic
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $917 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#934 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+, cost of living B+; Watch: crime F, amenities F, commute F.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benjamin Cosor Elementary School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 810 students, 72% FRL); Fallsburg Junior Senior High School (math 52% / reading 32%, grade F, #1,046 of 1,100 statewide, top 96%, 684 students, 64% FRL).
• Market conditions: 26 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 17.87%
• Cash-on-cash: 41.36%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $267,332
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Edelweiss Dr	0.04mi	2/2.5	1,378 (0%)	4mo	$232,564	$169	91
59 Meadowlark Ln	0.05mi	2/2.5	1,500 (+9%)	9mo	$239,000	$159	72
24 Aspen Ln	0.62mi	3/2.5 (+1)	1,530 (+11%)	4mo	$400,000	$261	40
57 Aspen Ln	0.75mi	2/2.0	1,440 (+4%)	22mo	$280,000	$194	37
43 Lew St	0.71mi	3/2.0 (+1)	1,225 (-11%)	14mo	$360,000	$294	30

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: 56.3%
• Equity multiple: 5.14×
• Total profit: $110,157
• Equity at exit: $85,584

10-year hold

• IRR: 49.9%
• Equity multiple: 11.47×
• Total profit: $278,538
• Equity at exit: $184,564

Cash invested: $26,600 (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 12789

• Home prices YoY: 2.4%
• Active inventory: 26
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $917

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 49%

Sensitivity live

Price	-10% $982	-5% $950	+0% $917	+5% $884	+10% $851
Rent	-10% $759	-5% $838	+0% $917	+5% $995	+10% $1,074
Rate	-1.0pp $965	-0.5pp $941	base $917	+0.5pp $892	+1.0pp $867

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Meadowlark Ln Unit 1 Woodridge, NY	3.0	4.0	1400	$2,000	$1.43	14d	1	0.08mi
20 Fox Rdg Woodridge, NY	2.0	2.0	1200	$2,000	$1.67	14d	1	0.35mi
13 Fox Rdg Woodridge, NY	2.0	2.0	1152	$2,000	$1.74	21d	1	0.37mi
32 Bell Harbour Dr Woodridge, NY	1.0–2.0	1.0	990	$1,750	$1.77	14d	2	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 30 DOM
2. 2026-06-17
   days on market $95,000 Active 29 DOM
3. 2026-06-16
   days on market $95,000 Active 28 DOM
4. 2026-06-15
   days on market $95,000 Active 27 DOM
5. 2026-06-14
   days on market $95,000 Active 25 DOM
6. 2026-06-13
   days on market $95,000 Active 24 DOM
7. 2026-06-10
   days on market $95,000 Active 22 DOM
8. 2026-06-09
   days on market $95,000 Active 21 DOM
9. 2026-06-08
   days on market $95,000 Active 20 DOM
10. 2026-06-07
    days on market $95,000 Active 19 DOM
11. 2026-06-03
    days on market $95,000 Active 15 DOM
12. 2026-06-02
    days on market $95,000 Active 14 DOM
13. 2026-06-01
    days on market $95,000 Active 13 DOM
14. 2026-05-31
    days on market $95,000 Active 12 DOM
15. 2026-05-31
    days on market $95,000 Active 11 DOM
16. 2026-05-20
    listed $95,000 Active
17. 2026-05-19
    historical $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,898
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$2,764
• Taxable income: $10,089
• Est. tax owed @ 24.0%: −$2,421
• After-tax cash flow: $8,579/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs to become move-in ready. Significant work is needed on the exterior, roof, flooring, and interior walls to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Exposed structure
• Major flooring — Exposed subflooring
• Major interior walls — Exposed framing and debris
• Major systems — No visible systems in good condition

Value-add opportunities

• Both extensive exterior and interior renovation — Comprehensive repairs and updates are necessary to make the property move-in ready and attractive
• Both new roof — A new roof is essential for structural integrity and to prevent further water damage
• Both new siding — New siding will improve the home's curb appeal and durability
• Both new flooring — New flooring will enhance the home's appearance and comfort
• Both new interior walls and framing — New interior walls and framing will provide a solid foundation for the home and improve its overall condition

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Exposed structure	Major	$15,000–50,000
flooring · Exposed subflooring	Major	$15,000–50,000
interior walls · Exposed framing and debris	Major	$15,000–50,000
systems · No visible systems in good condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both extensive exterior and interior renovation — Comprehensive repairs and updates are necessary to make the property move-in ready and attractive ↑
• Both new roof — A new roof is essential for structural integrity and to prevent further water damage ↑
• Both new siding — New siding will improve the home's curb appeal and durability ↑
• Both new flooring — New flooring will enhance the home's appearance and comfort ↑
• Both new interior walls and framing — New interior walls and framing will provide a solid foundation for the home and improve its overall condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Woodridge

• Score: 61/100
• State rank: #934
• US rank: #18167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,654
• Population (ZIP): 2,654

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 25% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 20%
• Common ancestry: Lithuanian 6% Scotch-Irish 2% Romanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 63% English-only · Spanish 22% Chinese 5% Other Indo-European 5%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 455.1244
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $95,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $95,000 OneKey® MLS as Distributed by MLS Grid