183 Montgomery St · Goshen, NY 10924

$210,000

2 bd · 1.0 ba · 2,244 sqft · SingleFamily public records · 10 Days on market

Built 1871 0.65 ac lot

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Why this score? — see what drove the B- 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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 Bedroom, 2 Full bath and 1 half bathroom colonial property. Sold AS-IS. TLC needed.

Key facts

• 0.65 acre lot
• Built 1871
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 11.8% vs local median 1.3% in Goshen — 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 75/100 on livability (#246 in NY, #3,863 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A, amenities B+; Watch: commute F, cost of living F.
• Goshen Central School District (suburban): math 38% / reading 47% proficiency, ranked #438 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Goshen Intermediate School (math 23% / reading 46%, grade F, #1,577 of 2,108 statewide, top 77%, 597 students, 28% FRL); C J Hooker Middle School (math 17% / reading 46%, grade F, #522 of 729 statewide, top 73%, 660 students, 29% FRL); Goshen Central High School (math 94% / reading 74%, grade A, #403 of 1,100 statewide, top 37%, 1,017 students, 32% FRL).
• Market conditions: 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $90k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $210k implies a 546% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1871 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1871 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $648,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Pacer Ct	0.33mi	3/2.5 (+1)	2,234 (-0%)	4mo	$750,000	$336	69
44 Maiden Ln	0.30mi	3/2.5 (+1)	2,234 (-0%)	13mo	$630,000	$282	63
1 Pond Rd	0.35mi	3/1.0 (+1)	2,004 (-11%)	6mo	$370,000	$185	56
5 Mazzella Ct	0.24mi	3/3.0 (+1)	2,190 (-2%)	20mo	$650,000	$297	55
171 Montgomery St	0.05mi	3/2.5 (+1)	2,560 (+14%)	12mo	$570,000	$223	53
28 Old Craigville Rd	0.40mi	3/2.5 (+1)	2,024 (-10%)	8mo	$485,000	$240	47
6 Good Time Ct	0.58mi	3/2.0 (+1)	2,016 (-10%)	1mo	$516,400	$256	46
6 Bridle Ct	0.51mi	3/2.5 (+1)	2,234 (-0%)	22mo	$645,000	$289	46
7 Gregory Dr	0.65mi	3/3.0 (+1)	2,308 (+3%)	9mo	$599,900	$260	44
99 Scotchtown Ave	0.40mi	3/3.0 (+1)	2,106 (-6%)	19mo	$620,000	$294	42
Lot #5 Javelin Ct	0.64mi	3/2.5 (+1)	2,377 (+6%)	12mo	$812,500	$342	39
18 Mcbride Pl	0.58mi	3/3.0 (+1)	1,957 (-13%)	8mo	$569,000	$291	32

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $27,862
• Equity at exit: $31,312

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $104,085
• Equity at exit: $18,157

Cash invested: $58,800 (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 10924

• Home prices YoY: -20.4%
• Active inventory: 100
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,066 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $971

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,116	-5% $1,044	+0% $971	+5% $898	+10% $826
Rent	-10% $729	-5% $850	+0% $971	+5% $1,092	+10% $1,213
Rate	-1.0pp $1,077	-0.5pp $1,024	base $971	+0.5pp $917	+1.0pp $861

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Greenwich Ave #1 Goshen, NY	3.0	2.0	2400	$2,750	$1.15	21d	1	0.93mi
260 W Main St Unit 11 Goshen, NY	2.0	2.0	1520	$2,995	$1.97	14d	1	0.99mi
260 W Main St Unit 16 Goshen, NY	2.0	2.0	1870	$3,295	$1.76	44d	1	1.00mi
260 W Main St Unit 2 Goshen, NY	2.0	2.0	1520	$3,195	$2.10	24d	1	1.00mi
260 W Main St Unit 15 Goshen, NY	2.0	2.0	1520	$3,195	$2.10	44d	1	1.00mi

Listing history 7 events

1. 2026-04-09
   status Pending
2. 2026-04-09
   price $210,000
3. 2026-03-04
   listed $300,000 Active
4. 2021-07-06
   status Pending
5. 2021-07-06
   historical
6. 2021-05-19
   listed $239,999 Active
7. 1984-07-03
   soldstatus $32,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $36,794
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − Depreciation: −$6,109
• Taxable income: $8,835
• Est. tax owed @ 24.0%: −$2,120
• After-tax cash flow: $9,532/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: Goshen Central School District
• NCES district ID: 3612330
• Math proficiency: 38% ▼ -19.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $85,528
• Composite: 39.93/100
• National rank: #3848
• State rank: #438 of 590 in NY

Livability — Goshen

• Score: 75/100
• State rank: #246
• US rank: #3863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goshen, NY
• Population (ZIP): 13,612

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 9% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8% Dominican 4%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Chinese 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: ▼ -69.16%
• Current HPI: 269.3057
• 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

+546.2% since first listed

7 events — show timeline

• 2026-04-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-19 Listed $239,999 OneKey® MLS as Distributed by MLS Grid
• 1984-07-03 Sold (Public Records) $32,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $11,380 · +1.3% YoY. Source: county tax records.