60 Broadway · Woodridge, NY 12789

$310,000

3 bd · 2.0 ba · 1,368 sqft · MultiFamily public records · 141 Days on market

Built 1950 6,098 sqft lot $227/sqft · 44% below area Est $558k · 44% 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 +12.2/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained duplex in the heart of Woodridge, NY featuring the option for mixed commercial use, offering a solid opportunity for investors or owner occupants. The property features two separate units with private entrances, functional layouts, and strong rental potential. Exterior siding and rooflines give it a classic Catskills feel, with off street access and a walkable village setting. Located on Broadway, you are minutes from local shops, restaurants, parks, and everyday conveniences. Woodridge sits in the Sullivan County Catskills, close to Route 17, Resorts World Catskills, and year round outdoor recreation! Call to schedule a private showing today!

Key facts

• Off street access
• Private entrances
• Duplex

Tags

• DUPLEX
• PRIVATE ENTRANCES
• STRONG RENTAL POTENTIAL
• OFF STREET ACCESS
• WALKABLE VILLAGE SETTING
• LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $-62 ($-741/yr) — negative. Per door: $-31/mo.
• To cash-flow at today's rent, offer at most $299k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (16.1% below list).
• Recommended offer: $260k (16.1% below list) — sets the bar for 1% rule.

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: schools F, crime F, amenities 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.
• 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 $33k of equity ($2k loan paydown + $31k 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 $87k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $310k implies a 1842% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000 (16.1% 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 141 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $557,665
• List price: $310,000
• Delta: -44.41%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $164,926
• Equity at exit: $279,273

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $488,816
• Equity at exit: $602,262

Cash invested: $86,800 (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: 19.9×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$361 /mo · $4,331/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-62

Break-even live

Break-even rent $2,678

Max offer price $299,095

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $26	+0% $-62	+5% $-149	+10% $-237
Rent	-10% $-267	-5% $-164	+0% $-62	+5% $41	+10% $144
Rate	-1.0pp $94	-0.5pp $17	base $-62	+0.5pp $-142	+1.0pp $-224

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,600
Total (2 units)			$2,600

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Bell Harbour Dr Woodridge, NY	1.0–2.0	1.0	990	$1,750	$1.77	15d	2	0.48mi
20 Fox Rdg Woodridge, NY	2.0	2.0	1200	$2,000	$1.67	15d	1	0.93mi
13 Fox Rdg Woodridge, NY	2.0	2.0	1152	$2,000	$1.74	22d	1	0.96mi
29 Meadowlark Ln Unit 1 Woodridge, NY	3.0	4.0	1400	$2,000	$1.43	15d	1	0.99mi

Listing history 24 events

1. 2026-06-18
   days on market $310,000 Active 141 DOM
2. 2026-06-17
   days on market $310,000 Active 140 DOM
3. 2026-06-16
   days on market $310,000 Active 139 DOM
4. 2026-06-15
   days on market $310,000 Active 138 DOM
5. 2026-06-14
   days on market $310,000 Active 136 DOM
6. 2026-06-13
   days on market $310,000 Active 135 DOM
7. 2026-06-10
   days on market $310,000 Active 133 DOM
8. 2026-06-09
   days on market $310,000 Active 132 DOM
9. 2026-06-08
   days on market $310,000 Active 131 DOM
10. 2026-06-07
    days on market $310,000 Active 130 DOM
11. 2026-06-03
    days on market $310,000 Active 126 DOM
12. 2026-06-02
    days on market $310,000 Active 125 DOM
13. 2026-06-01
    days on market $310,000 Active 124 DOM
14. 2026-05-31
    days on market $310,000 Active 123 DOM
15. 2026-05-31
    days on market $310,000 Active 122 DOM
16. 2026-02-22
    status Active 667-char remark

    Show marketing remark (667 chars)

    Well maintained duplex in the heart of Woodridge, NY featuring the option for mixed commercial use, offering a solid opportunity for investors or owner occupants. The property features two separate units with private entrances, functional layouts, and strong rental potential. Exterior siding and rooflines give it a classic Catskills feel, with off street access and a walkable village setting. Located on Broadway, you are minutes from local shops, restaurants, parks, and everyday conveniences. Woodridge sits in the Sullivan County Catskills, close to Route 17, Resorts World Catskills, and year round outdoor recreation! Call to schedule a private showing today!

17. 2026-01-19
    price $310,000 667-char remark

    Show marketing remark (667 chars)

    Well maintained duplex in the heart of Woodridge, NY featuring the option for mixed commercial use, offering a solid opportunity for investors or owner occupants. The property features two separate units with private entrances, functional layouts, and strong rental potential. Exterior siding and rooflines give it a classic Catskills feel, with off street access and a walkable village setting. Located on Broadway, you are minutes from local shops, restaurants, parks, and everyday conveniences. Woodridge sits in the Sullivan County Catskills, close to Route 17, Resorts World Catskills, and year round outdoor recreation! Call to schedule a private showing today!

18. 2026-01-17
    price $299,000 667-char remark

    Show marketing remark (667 chars)

    Well maintained duplex in the heart of Woodridge, NY featuring the option for mixed commercial use, offering a solid opportunity for investors or owner occupants. The property features two separate units with private entrances, functional layouts, and strong rental potential. Exterior siding and rooflines give it a classic Catskills feel, with off street access and a walkable village setting. Located on Broadway, you are minutes from local shops, restaurants, parks, and everyday conveniences. Woodridge sits in the Sullivan County Catskills, close to Route 17, Resorts World Catskills, and year round outdoor recreation! Call to schedule a private showing today!

19. 2026-01-16
    price $295,000 667-char remark

    Show marketing remark (667 chars)

    Well maintained duplex in the heart of Woodridge, NY featuring the option for mixed commercial use, offering a solid opportunity for investors or owner occupants. The property features two separate units with private entrances, functional layouts, and strong rental potential. Exterior siding and rooflines give it a classic Catskills feel, with off street access and a walkable village setting. Located on Broadway, you are minutes from local shops, restaurants, parks, and everyday conveniences. Woodridge sits in the Sullivan County Catskills, close to Route 17, Resorts World Catskills, and year round outdoor recreation! Call to schedule a private showing today!

20. 2026-01-15
    listed $275,000 Active 667-char remark

    Show marketing remark (667 chars)

    Well maintained duplex in the heart of Woodridge, NY featuring the option for mixed commercial use, offering a solid opportunity for investors or owner occupants. The property features two separate units with private entrances, functional layouts, and strong rental potential. Exterior siding and rooflines give it a classic Catskills feel, with off street access and a walkable village setting. Located on Broadway, you are minutes from local shops, restaurants, parks, and everyday conveniences. Woodridge sits in the Sullivan County Catskills, close to Route 17, Resorts World Catskills, and year round outdoor recreation! Call to schedule a private showing today!

21. 2019-09-01
    historical
22. 2019-04-15
    listed $164,999 Active
23. 2015-01-23
    soldstatus $15,960
24. 2000-11-28
    soldstatus $27,000

ⓘ 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: $4,331 · $361/mo
• Projected year-2 tax: $4,785 · $399/mo
• Expected delta: +$454/yr (+$38/mo · 10.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $31,200
• − Mortgage interest: −$17,365
• − Property taxes: −$4,331
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$9,018
• Taxable loss: −$6,056
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $713/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: 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

• Census place: Woodridge, NY
• 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

+1048.1% since first listed

9 events — show timeline

• 2026-02-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-04-15 Listed $164,999 OneKey® MLS as Distributed by MLS Grid
• 2015-01-23 Sold (Public Records) $15,960 Public Records
• 2000-11-28 Sold (Public Records) $27,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $4,331 · +1.5% YoY. Source: county tax records.