12 Laudaten Way · Warwick, NY 10990

$409,900

2 bd · 3.0 ba · 2,601 sqft · Townhouse public records · 27 Days on market

Built 1986 1,221 sqft lot $158/sqft · 41% below area Est $693k · 41% under $340/mo HOA · 11% of rent

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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
• Schools +6.2/10.0
• Cash flow +5.5/30.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and beautifully maintained 3-bedroom, 3 full bath townhouse offering 2,601 sq ft of comfortable living space in the desirable Village of Warwick. This well-designed home features a bright and functional layout including a large living room, formal dining room, and an inviting family room—perfect for both everyday living and entertaining. The kitchen is finished with tile flooring and flows seamlessly into the main living areas, while a convenient first-floor bedroom with laminate flooring provides flexibility for guests, a home office, or multi-generational living. Upstairs, you’ll find additional generously sized bedrooms with cozy carpeting, and a private third-level

Key facts

• Inviting family room
• First-floor bedroom
• Formal dining room

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• INVITING FAMILY ROOM
• TILE FLOORING
• FIRST-FLOOR BEDROOM
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Located in Warwick (Village), Orange County
• HOA & community: Warwick Meadows HOA; Monthly association fee; Community amenities include clubhouse, pool, tennis courts, grounds maintenance, snow removal, and trash service; Association fee covers pool service and snow removal

Exterior

• Parking: Private parking lot with 2 spaces (no carport)
• Security: Smoke detector(s)
• Utilities: Public sewer; Electricity connected (Orange & Rockland); Natural gas connected; Water connected; Cable connected
• Home design: Townhouse / Single-family residence; Tri-level; Living area reported from public records; Property condition: Actual
• Construction: Shake siding and vinyl siding; Slab foundation
• Exterior features: Patio; Shed(s); Smoke detector(s)

Interior

• Kitchen: Cooktop (gas); Gas oven; Dishwasher; Refrigerator; Pantry
• Bedrooms: Tri-level layout (total rooms include bedrooms within 10-room plan)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Gas fireplace
• Interior features: First-floor full bath; Ceiling fans; Crown molding; Double vanity in primary bath; Pantry; Primary bathroom; Washer/dryer hookup; Patio
• Laundry & utility: Laundry room; Washer hookup; Gas dryer hookup; Washer and Dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $410k.

Deal economics

• At list price, monthly cash flow is $-883 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (24.0% below list).
• Recommended offer: $254k (38.0% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.8% in Warwick — 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 74/100 on livability (#282 in NY, #4,514 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Warwick Valley Central School District (town): math 68% / reading 70% proficiency, ranked #118 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Park Avenue Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 482 students, 22% FRL); Warwick Valley Middle School (math 51% / reading 63%, grade B, #192 of 729 statewide, top 28%, 1,082 students, 0% FRL); Warwick Valley High School (math 95% / reading 98%, grade A+, #59 of 1,100 statewide, top 6%, 1,366 students, 0% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 164 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $410k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,935 (38.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.23%
• DSCR: 0.59
• GRM: 11.0

CMA / ARV

• ARV (median comp): $692,856
• List price: $409,900
• Delta: -40.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Laudaten Way	0.02mi	3/3.0 (+1)	2,601 (0%)	10mo	$400,000	$154	86
32 Laudaten Way	0.04mi	3/3.0 (+1)	2,601 (0%)	10mo	$430,000	$165	84
132 Laudaten Way	0.18mi	3/3.0 (+1)	2,601 (0%)	15mo	$430,000	$165	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.07×
• Total profit: $-122,291
• Equity at exit: $61,117

10-year hold

• IRR: -37.7%
• Equity multiple: -0.55×
• Total profit: $-177,428
• Equity at exit: $35,441

Cash invested: $114,772 (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 10990

• Home prices YoY: -27.1%
• Active inventory: 164
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,115 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$684 /mo · $8,204/yr
• Insurance: −$171
• HOA: −$340
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-883

Break-even live

Break-even rent $4,233

Max offer price $253,935

Occupancy floor —

Sensitivity live

Price	-10% $-651	-5% $-767	+0% $-883	+5% $-999	+10% $-1,115
Rent	-10% $-1,129	-5% $-1,006	+0% $-883	+5% $-760	+10% $-637
Rate	-1.0pp $-676	-0.5pp $-779	base $-883	+0.5pp $-989	+1.0pp $-1,097

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Cropsey St Unit 15-3A Warwick, NY	2.0	2.0	1823	$3,950	$2.17	23d	1	1.37mi
11 Grand St Unit B Warwick, NY	3.0	1.5	1800	$3,200	$1.78	25d	1	1.39mi

HOA detail

• Monthly dues: $340 · $4,080/yr

Listing history 8 events

1. 2026-06-03
   status $409,900 Pending 27 DOM
2. 2026-06-02
   days on market $409,900 Active 27 DOM
3. 2026-06-01
   days on market $409,900 Active 26 DOM
4. 2026-05-31
   days on market $409,900 Active 25 DOM
5. 2026-05-30
   days on market $409,900 Active 24 DOM
6. 2026-04-23
   listed $409,900 Active 1485-char remark
7. 1989-07-06
   soldstatus $135,000
8. 1986-10-20
   soldstatus $124,500

ⓘ 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: $8,204 · $684/mo
• Projected year-2 tax: $8,204 · $684/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $37,384
• − Mortgage interest: −$22,961
• − Property taxes: −$8,204
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − HOA: −$4,080
• − Depreciation: −$11,924
• Taxable loss: −$17,816
• Est. tax savings @ 24.0%: +$4,276
• After-tax cash flow: $-6,319/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: Warwick Valley Central School District
• NCES district ID: 3629970
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 70% ▲ 6.00%
• Median HH income: $90,288
• Composite: 62.39/100
• National rank: #692
• State rank: #118 of 590 in NY

Livability — Warwick

• Score: 74/100
• State rank: #282
• US rank: #4514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warwick, NY
• County: Orange County · 267,004 people
• City population: 20,368
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 20,368
• Household income: $125,870
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 563.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 5% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -106.68%
• Current HPI: 287.3366
• Rent YoY: —
• 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

+229.2% since first listed

4 events — show timeline

• 2026-06-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $409,900 OneKey® MLS as Distributed by MLS Grid
• 1989-07-06 Sold (Public Records) $135,000 Public Records
• 1986-10-20 Sold (Public Records) $124,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $8,204 · +1.9% YoY. Source: county tax records.