164 Brookside Farms Rd · Gardnertown, NY 12550

$299,900

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 95 Days on market

Built 1969 0.74 ac lot $206/sqft · 35% below area Est $464k · 35% under

---

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 +9.2/30.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet, private street, this charming ranch offers the perfect blend of comfort, space, and convenience — all set on a generous .75 acre lot. Enjoy peaceful surroundings with plenty of room to relax, entertain, or expand your outdoor vision. Inside, a nicely sized living room flows seamlessly into the kitchen, creating an easy, open feel that’s perfect for everyday living and gatherings. The home features 3 comfortable bedrooms plus a versatile bonus room ideal for a home office, den, playroom, or home gym — flexible space to fit your lifestyle. The large unfinished basement provides excellent storage and future potential. Whether you need room for seasonal items, hobbies, or workshop space, you’ll appreciate the possibilities. Perfectly located for commuters and just minutes to major highways, restaurants, grocery stores, and everyday conveniences, this home delivers privacy without sacrificing accessibility. A wonderful opportunity to make this well-located ranch your own!

Key facts

• Generous lot
• Future potential
• Quiet private street

Tags

• QUIET PRIVATE STREET
• GENEROUS LOT
• VERSATILE BONUS ROOM
• LARGE UNFINISHED BASEMENT
• EXCELLENT STORAGE
• FUTURE POTENTIAL

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 $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (21.1% below list).
• Recommended offer: $237k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Gardnertown — 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 68/100 on livability (#522 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: cost of living D, schools D-, amenities F.
• Newburgh City School District (suburban): math 33% / reading 48% proficiency, ranked #500 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 384 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $300k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,502 (21.1% 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 95 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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 D-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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $463,691
• List price: $299,900
• Delta: -35.32%
• 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
17 Brookside Ave	0.30mi	3/2.0 (+1)	1,460 (+0%)	2mo	$440,000	$301	75
2 New St	0.43mi	3/1.5 (+1)	1,456 (0%)	14mo	$211,000	$145	62
11 Hilltop Ave	0.45mi	3/1.0 (+1)	1,383 (-5%)	15mo	$430,000	$311	53
17 Wintergreen Ave	0.42mi	3/2.0 (+1)	1,485 (+2%)	19mo	$440,000	$296	52
2 Ridge View Dr	0.41mi	2/1.0	1,668 (+15%)	12mo	$365,000	$219	46
59 5th Ave	0.72mi	2/2.0	1,640 (+13%)	22mo	$360,000	$220	23

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.19×
• Total profit: $-68,240
• Equity at exit: $44,716

10-year hold

• IRR: -28.3%
• Equity multiple: -0.18×
• Total profit: $-99,051
• Equity at exit: $25,930

Cash invested: $83,972 (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 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 384
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$393 /mo · $4,720/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-223

Break-even live

Break-even rent $2,647

Max offer price $260,566

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-138	+0% $-223	+5% $-308	+10% $-392
Rent	-10% $-409	-5% $-316	+0% $-223	+5% $-129	+10% $-36
Rate	-1.0pp $-72	-0.5pp $-146	base $-223	+0.5pp $-300	+1.0pp $-379

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Stewart Ave Newburgh, NY	2.0	1.0	975	$2,295	$2.35	45d	1	0.43mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	24d	1	0.87mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	24d	1	1.38mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	24d	1	1.43mi
101 Bill Robinson Way Newburgh, NY	1.0–2.0	1.0–2.0	961	$2,750	$2.86	15d	4	1.43mi

Listing history 28 events

1. 2026-06-08
   days on market $299,900 Active 95 DOM
2. 2026-06-07
   days on market $299,900 Active 94 DOM
3. 2026-06-03
   days on market $299,900 Active 90 DOM
4. 2026-06-02
   days on market $299,900 Active 89 DOM
5. 2026-06-01
   days on market $299,900 Active 88 DOM
6. 2026-05-31
   days on market $299,900 Active 87 DOM
7. 2026-05-30
   days on market $299,900 Active 86 DOM
8. 2026-05-11
   price $299,900 1030-char remark

   Show marketing remark (1030 chars)

   Tucked away on a quiet, private street, this charming ranch offers the perfect blend of comfort, space, and convenience — all set on a generous .75 acre lot. Enjoy peaceful surroundings with plenty of room to relax, entertain, or expand your outdoor vision. Inside, a nicely sized living room flows seamlessly into the kitchen, creating an easy, open feel that’s perfect for everyday living and gatherings. The home features 3 comfortable bedrooms plus a versatile bonus room ideal for a home office, den, playroom, or home gym — flexible space to fit your lifestyle. The large unfinished basement provides excellent storage and future potential. Whether you need room for seasonal items, hobbies, or workshop space, you’ll appreciate the possibilities. Perfectly located for commuters and just minutes to major highways, restaurants, grocery stores, and everyday conveniences, this home delivers privacy without sacrificing accessibility. A wonderful opportunity to make this well-located ranch your own!

9. 2026-04-27
   price $334,900 1030-char remark

   Show marketing remark (1030 chars)

   Tucked away on a quiet, private street, this charming ranch offers the perfect blend of comfort, space, and convenience — all set on a generous .75 acre lot. Enjoy peaceful surroundings with plenty of room to relax, entertain, or expand your outdoor vision. Inside, a nicely sized living room flows seamlessly into the kitchen, creating an easy, open feel that’s perfect for everyday living and gatherings. The home features 3 comfortable bedrooms plus a versatile bonus room ideal for a home office, den, playroom, or home gym — flexible space to fit your lifestyle. The large unfinished basement provides excellent storage and future potential. Whether you need room for seasonal items, hobbies, or workshop space, you’ll appreciate the possibilities. Perfectly located for commuters and just minutes to major highways, restaurants, grocery stores, and everyday conveniences, this home delivers privacy without sacrificing accessibility. A wonderful opportunity to make this well-located ranch your own!

10. 2026-03-05
    listed $349,900 Active 1030-char remark

    Show marketing remark (1030 chars)

    Tucked away on a quiet, private street, this charming ranch offers the perfect blend of comfort, space, and convenience — all set on a generous .75 acre lot. Enjoy peaceful surroundings with plenty of room to relax, entertain, or expand your outdoor vision. Inside, a nicely sized living room flows seamlessly into the kitchen, creating an easy, open feel that’s perfect for everyday living and gatherings. The home features 3 comfortable bedrooms plus a versatile bonus room ideal for a home office, den, playroom, or home gym — flexible space to fit your lifestyle. The large unfinished basement provides excellent storage and future potential. Whether you need room for seasonal items, hobbies, or workshop space, you’ll appreciate the possibilities. Perfectly located for commuters and just minutes to major highways, restaurants, grocery stores, and everyday conveniences, this home delivers privacy without sacrificing accessibility. A wonderful opportunity to make this well-located ranch your own!

11. 2017-07-31
    soldstatus $125,000 Sold 981-char remark

    Show marketing remark (981 chars)

    Owner says 'sell this home this month' and we have priced this aggressively. This private & secluded ranch is very near I-84, it has a level yard, & yet its in a quiet area with a very deep back yard. The large Living Room flows into open Eat-In-Kitchen and then a Family Room. Three Bedrooms and a full Bath complete the First Floor plan. Windows on all four sides fill the home with light. Downstairs there are three finished rooms; a Playroom, Office, & Laundry, with an unfinished Storage/Boiler Room. The lower level is at grade & opens to the back yard. A new septic system was installed in 2010, the home is heated with oil hot water radiant heat, & has a well & septic. With moderate taxes, this home is priced to sell, and will be easy to carry. Located in the Award winning Newburgh School District, beautiful Town location near Algonquin Park and Union Avenue Shopping. Ideal as a first home. Additional Information: HeatingFuel:Oil Above Ground,

12. 2016-09-30
    historical Pending 981-char remark

    Show marketing remark (981 chars)

    Owner says 'sell this home this month' and we have priced this aggressively. This private & secluded ranch is very near I-84, it has a level yard, & yet its in a quiet area with a very deep back yard. The large Living Room flows into open Eat-In-Kitchen and then a Family Room. Three Bedrooms and a full Bath complete the First Floor plan. Windows on all four sides fill the home with light. Downstairs there are three finished rooms; a Playroom, Office, & Laundry, with an unfinished Storage/Boiler Room. The lower level is at grade & opens to the back yard. A new septic system was installed in 2010, the home is heated with oil hot water radiant heat, & has a well & septic. With moderate taxes, this home is priced to sell, and will be easy to carry. Located in the Award winning Newburgh School District, beautiful Town location near Algonquin Park and Union Avenue Shopping. Ideal as a first home. Additional Information: HeatingFuel:Oil Above Ground,

13. 2016-08-03
    listed $129,000 Active 981-char remark

    Show marketing remark (981 chars)

    Owner says 'sell this home this month' and we have priced this aggressively. This private & secluded ranch is very near I-84, it has a level yard, & yet its in a quiet area with a very deep back yard. The large Living Room flows into open Eat-In-Kitchen and then a Family Room. Three Bedrooms and a full Bath complete the First Floor plan. Windows on all four sides fill the home with light. Downstairs there are three finished rooms; a Playroom, Office, & Laundry, with an unfinished Storage/Boiler Room. The lower level is at grade & opens to the back yard. A new septic system was installed in 2010, the home is heated with oil hot water radiant heat, & has a well & septic. With moderate taxes, this home is priced to sell, and will be easy to carry. Located in the Award winning Newburgh School District, beautiful Town location near Algonquin Park and Union Avenue Shopping. Ideal as a first home. Additional Information: HeatingFuel:Oil Above Ground,

14. 2015-10-16
    historical Expired
15. 2015-10-15
    historical
16. 2015-09-14
    price
17. 2014-04-10
    price
18. 2014-04-05
    listed Active
19. 2013-08-26
    listed $129,900
20. 2012-10-17
    historical
21. 2012-10-17
    historical
22. 2012-06-18
    listed $164,900
23. 2012-06-18
    listed
24. 2008-10-20
    soldstatus $140,000
25. 2008-10-17
    soldstatus $140,000
26. 2008-08-06
    price $169,900
27. 2008-08-06
    historical
28. 2008-06-15
    listed $140,000

ⓘ 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: $4,720 · $393/mo
• Projected year-2 tax: $4,894 · $408/mo
• Expected delta: +$174/yr (+$14/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $28,380
• − Mortgage interest: −$16,799
• − Property taxes: −$4,720
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$8,724
• Taxable loss: −$7,904
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-775/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: Newburgh City School District
• NCES district ID: 3620700
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $56,387
• Composite: 35.46/100
• National rank: #4927
• State rank: #500 of 590 in NY

Livability — Gardnertown

• Score: 68/100
• State rank: #522
• US rank: #9236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• City population: 55,152
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 55,152
• Household income: $85,697
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2412.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 36% Black 20% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Dominican Republic
• Languages at home: 64% English-only · Spanish 30% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -151.93%
• Current HPI: 304.1046
• Rent YoY: ▲ 0.63%
• 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

+114.2% since first listed

21 events — show timeline

• 2026-05-11 Price Changed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $334,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2017-07-31 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-30 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-08-03 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-16 Delisted — HGMLS
• 2015-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-14 Price Changed — HGMLS
• 2014-04-10 Price Changed — HGMLS
• 2014-04-05 Listed — HGMLS
• 2013-08-26 Listed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2012-10-17 Delisted — HGMLS
• 2012-10-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-18 Listed — HGMLS
• 2012-06-18 Listed $164,900 OneKey® MLS as Distributed by MLS Grid
• 2008-10-20 Sold (Public Records) $140,000 Public Records
• 2008-10-17 Sold (MLS) $140,000 HGMLS
• 2008-08-06 Delisted — HGMLS
• 2008-08-06 Price Changed $169,900 HGMLS
• 2008-06-15 Listed $140,000 HGMLS

Property tax history

+0.8%/yr

Latest (2025): $4,720 · +4.0% YoY. Source: county tax records.