50 Schneider Ave · Highland Falls, NY 10928

$300,000

2 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 8 Days on market

Built 1880 3,000 sqft lot $217/sqft · 14% below area Est $348k · 14% under

---

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 +13.7/15.0
• Appreciation +9.8/10.0
• Cash flow +8.9/30.0
• Schools +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to the Hilltop house at 50 Schneider Avenue, a beautifully updated single-family detached home nestled in the heart of the historic Highlands community in Highland Falls, New York 10928. Perfectly balancing timeless charm with modern functionality, this move-in ready 2-bedroom, 1-bathroom home spans 1,384 square feet of meticulously maintained interior living space, situated on a low-maintenance 0.07-acre (3,000 sqft) corner lot with an attached driveway accommodating 2 parking spaces. Step inside to discover a bright and open floor plan anchored by a spacious eat-in kitchen on the first floor. This chef-friendly space features ample warm wood cabinetry, dark countertops, a breakfas

Key facts

• Chef friendly space
• 3,000 sq ft lot
• 2 garage spots

Tags

• UPDATED SINGLE FAMILY HOME
• HISTORIC HIGHLANDS COMMUNITY
• BRIGHT OPEN FLOOR PLAN
• SPACIOUS EAT IN KITCHEN
• CHEF FRIENDLY SPACE
• EXPANSIVE LIVING ROOM

Property features AI

Exterior

• Parking: Driveway; Two parking spaces; Two-car garage
• Utilities: Public sewer; Electric service by Orange & Rockland
• Home design: Single-family residence
• Construction: Other construction materials; Other foundation
• Exterior features: Not waterfront; See remarks for additional exterior/utilities details

Interior

• Kitchen: Microwave; Oven; Range
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Radiant heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; High ceilings; Recessed lighting; Full basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (13.2% below list).
• Recommended offer: $257k (14.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#335 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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: 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: 18 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $16k; list at $300k implies a 1775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,276 (14.2% 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. Built in 1880 — 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. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (median comp): $348,173
• List price: $300,000
• Delta: -10.96%
• 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
65 Church St	0.32mi	2/1.5	1,322 (-4%)	5mo	$352,000	$266	71
14 Lake St	0.19mi	3/1.5 (+1)	1,524 (+10%)	2mo	$412,000	$270	66
7 Maple Ave	0.25mi	2/1.0	1,360 (-2%)	24mo	$412,000	$303	65
32 West St	0.15mi	2/1.0	1,178 (-15%)	15mo	$370,000	$314	56
22 South St	0.23mi	3/1.5 (+1)	1,178 (-15%)	8mo	$330,000	$280	51
4 Oak Ave	0.28mi	3/1.0 (+1)	1,196 (-14%)	12mo	$400,000	$334	49

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

Projected returns pro-forma

9.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.69×
• Total profit: $141,932
• Equity at exit: $263,635

10-year hold

• IRR: 19.2%
• Equity multiple: 6.11×
• Total profit: $428,849
• Equity at exit: $561,630

Cash invested: $84,000 (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 10928

• Home prices YoY: 3.5%
• Active inventory: 18
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$601 /mo · $7,212/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-242

Break-even live

Break-even rent $2,910

Max offer price $257,276

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-157	+0% $-242	+5% $-327	+10% $-412
Rent	-10% $-448	-5% $-345	+0% $-242	+5% $-139	+10% $-36
Rate	-1.0pp $-91	-0.5pp $-166	base $-242	+0.5pp $-320	+1.0pp $-399

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Schneider Ave Unit 2A Highland Falls, NY	3.0	1.0	900	$2,795	$3.11	15d	1	0.05mi
29 Tobins Ln #1 Highland Falls, NY	3.0	1.0	1000	$2,850	$2.85	24d	1	0.10mi
3 Muller Ave Highland Falls, NY	3.0	1.5	1836	$2,800	$1.53	15d	1	0.10mi
44 Center St Unit 1 Highland Falls, NY	3.0	1.0	975	$2,050	$2.10	15d	1	0.12mi
11 Center St Unit 1 Highland Falls, NY	2.0	1.0	1150	$1,800	$1.57	15d	1	0.16mi
27 Church St Unit B Highland Falls, NY	3.0	2.5	1600	$3,200	$2.00	15d	1	0.16mi

Listing history 11 events

1. 2026-06-18
   days on market $300,000 Active 8 DOM
2. 2026-06-17
   days on market $300,000 Active 7 DOM
3. 2026-06-16
   days on market $300,000 Active 6 DOM
4. 2026-06-15
   days on market $300,000 Active 5 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   pricedays on marketlisting id $300,000 Active 3 DOM
7. 2026-06-01
   days on market $310,000 Active 167 DOM
8. 2026-05-31
   days on market $310,000 Active 166 DOM
9. 2026-05-30
   days on market $310,000 Active 165 DOM
10. 2025-12-16
    listed $310,000 Active 654-char remark
11. 1976-09-14
    soldstatus $16,000

ⓘ 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: $7,212 · $601/mo
• Projected year-2 tax: $7,212 · $601/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 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: $31,252
• − Mortgage interest: −$16,805
• − Property taxes: −$7,212
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$8,727
• Taxable loss: −$7,993
• Est. tax savings @ 24.0%: +$1,918
• After-tax cash flow: $-984/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 — Highland Falls

• Score: 73/100
• State rank: #335
• US rank: #5653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Falls, NY
• Population (ZIP): 5,273

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 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 30% Two or more races 21% Black 16% Asian 5%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1% Dominican 12%
• Common ancestry: Hispanic 6% Romanian 3% Scotch-Irish 3%
• Foreign-born: 19% · Canada, China
• Languages at home: 72% English-only · Spanish 16% French/Haitian/Cajun 6% Chinese 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: ▲ 9.70%
• Current HPI: 284.3368
• 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

+1775.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 1976-09-14 Sold (Public Records) $16,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $7,212 · +40.4% YoY. Source: county tax records.