9 Edelweiss Dr · Woodridge, NY 12789

$199,000

2 bd · 1.5 ba · 1,164 sqft · SingleFamily public records · 35 Days on market

Built 1987 3,485 sqft lot $171/sqft · 23% below area Est $260k · 23% 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 +11.1/30.0
• Appreciation +10.0/10.0
• 1% rule +4.5/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

Key facts

• Enclosed sunroom
• 3,485 sq ft lot
• Built 1987

Tags

• PRIVATE WOODLAND RETREAT
• ENCLOSED SUNROOM
• EXPANSIVE PRIVATE DECK
• PRIVATE DRIVEWAY PARKING

Property features AI

Finance

• Other: Tax year 2025 (tax amount not included per instructions)
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Driveway
• Security: Security information not specified
• Utilities: Public sewer; Electric service by NYSEG; Other utilities — see remarks
• Home design: Townhouse; Single family residence; Living area reported from public records
• Construction: Built with block and cedar construction materials
• Exterior features: No waterfront; Construction includes block and cedar

Interior

• Kitchen: Appliances: Other
• Bedrooms: Bedrooms information not specified
• Flooring: Flooring information not specified
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heating; Electric heating; Other heating; Wall/window air conditioning
• Interior features: Other interior features; Unfinished basement; Scuttle access attic; 5 total rooms
• Laundry & utility: Laundry information not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-81 ($-968/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (4.7% below list).
• Recommended offer: $185k (7.2% below list) — sets the bar for cash-flow.

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; 5 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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 $105k; list at $199k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $184,743 (7.2% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 8.7

CMA / ARV

• ARV (median comp): $259,741
• List price: $199,000
• Delta: -23.39%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Fox Run	0.25mi	2/2.0	1,000 (-14%)	6mo	$157,000	$157	58

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $103,394
• Equity at exit: $179,275

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $308,826
• Equity at exit: $386,613

Cash invested: $55,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$452 /mo · $5,422/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-81

Break-even live

Break-even rent $1,998

Max offer price $184,743

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-24	+0% $-81	+5% $-137	+10% $-193
Rent	-10% $-230	-5% $-156	+0% $-81	+5% $-6	+10% $69
Rate	-1.0pp $20	-0.5pp $-30	base $-81	+0.5pp $-132	+1.0pp $-185

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	15d	1	0.10mi
54 Davos Pointe Unit A-4 Woodridge, NY	1.0	1.0	750	$1,300	$1.73	15d	1	0.25mi
20 Fox Rdg Woodridge, NY	2.0	2.0	1200	$2,000	$1.67	15d	1	0.26mi
13 Fox Rdg Woodridge, NY	2.0	2.0	1152	$2,000	$1.74	22d	1	0.27mi
32 Bell Harbour Dr Woodridge, NY	1.0–2.0	1.0	990	$1,750	$1.77	15d	2	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $199,000 Active 35 DOM
2. 2026-06-17
   days on market $199,000 Active 34 DOM
3. 2026-06-16
   days on market $199,000 Active 33 DOM
4. 2026-06-15
   days on market $199,000 Active 32 DOM
5. 2026-06-14
   days on market $199,000 Active 30 DOM
6. 2026-06-13
   days on market $199,000 Active 29 DOM
7. 2026-06-10
   days on market $199,000 Active 27 DOM
8. 2026-06-09
   days on market $199,000 Active 26 DOM
9. 2026-06-08
   days on market $199,000 Active 25 DOM
10. 2026-06-07
    days on market $199,000 Active 24 DOM
11. 2026-06-03
    days on market $199,000 Active 20 DOM
12. 2026-06-02
    days on market $199,000 Active 19 DOM
13. 2026-06-01
    days on market $199,000 Active 18 DOM
14. 2026-05-31
    days on market $199,000 Active 17 DOM
15. 2026-05-31
    days on market $199,000 Active 16 DOM
16. 2026-05-12
    listed $199,000 Active 1233-char remark
17. 2022-06-23
    soldstatus $105,000 Closed 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

18. 2022-06-22
    soldstatus $105,000
19. 2022-03-23
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

20. 2022-03-01
    status Active 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

21. 2022-02-28
    historical 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

22. 2022-02-23
    status Active 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

23. 2022-02-23
    price $119,000 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

24. 2021-10-19
    historical 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

25. 2021-10-04
    price $134,900 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

26. 2021-08-30
    listed $140,000 Active 427-char remark

    Show marketing remark (427 chars)

    Cozy two bedroom two bath in quiet community. The main floor has a open floor plan large living room with fire place. Two bedrooms upstairs with one bath downstairs the other upstairs. Exterior has a large deck for entertaining. Dishwasher is only 3 years old. Most of the furniture, BBQ grill and tools will be left. Great location, less than two hours from NYC, very close to the new Resorts World Catskills and Bethel Woods.

27. 1988-09-23
    soldstatus $114,900

ⓘ 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: $5,422 · $452/mo
• Projected year-2 tax: $5,422 · $452/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 2/10 Low
• 🌡 Heat 2/10 Low 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: $22,749
• − Mortgage interest: −$11,147
• − Property taxes: −$5,422
• − Insurance: −$995
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,789
• Taxable loss: −$4,244
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $50/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

• 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

+73.2% since first listed

12 events — show timeline

• 2026-05-12 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-23 Sold (MLS) $105,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-22 Sold (Public Records) $105,000 Public Records
• 2022-03-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-02-23 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-04 Price Changed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2021-08-30 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 1988-09-23 Sold (Public Records) $114,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,422 · +1.7% YoY. Source: county tax records.