None · Fort Montgomery, NY 10922

$549,000

3 bd · 1.5 ba · 2,480 sqft · SingleFamily public records · 1 Days on market

Built 1924 0.67 ac lot Est $618k · 11% under

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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 +29.3/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.6/10.0
• Appreciation +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Footsteps to the Hudson River and minutes to Bear Mountain State Park and historic Fort Montgomery! Tucked away at the end of a wooded dead-end street, this 1.5-acre property offers privacy, mountain views, and views of the iconic Bear Mountain Bridge. Excellent commuter location near Route 9W, Palisades Parkway, NYS Thruway, and Peekskill Metro-North. Coming Soon. . On market date 3.3.2026

Key facts

• 0.67 acre lot
• 2 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $549k).

Location & tenants

• Location reads 68/100 on livability (#531 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Highland Falls Central School District (rural): math 53% / reading 47% proficiency, ranked #328 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fort Montgomery Elementary School (201 students, 52% FRL); Highland Falls Intermediate School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 324 students, 56% FRL); James I O'Neill High School (math 87% / reading 70%, grade A-, #568 of 1,100 statewide, top 52%, 424 students, 30% FRL).
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $4k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; list at $549k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $549,000

Questions for the listing agent

1. Built in 1924 — 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: 1.37% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $617,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Fawnwood Ln	0.58mi	4/2.5 (+1)	2,273 (-8%)	8mo	$670,000	$295	44
15 Overlook Pl	0.75mi	3/2.0	2,656 (+7%)	12mo	$590,000	$222	41
57 Corbin Hill Rd	0.44mi	4/2.5 (+1)	2,726 (+10%)	23mo	$680,000	$249	35
21 Wayne Ave	0.53mi	2/2.5 (-1)	2,156 (-13%)	17mo	$800,000	$371	30
2 Overlook Pl	0.69mi	4/2.0 (+1)	2,184 (-12%)	15mo	$519,000	$238	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.52×
• Total profit: $80,003
• Equity at exit: $130,503

10-year hold

• IRR: 17.8%
• Equity multiple: 2.77×
• Total profit: $271,776
• Equity at exit: $135,324

Cash invested: $153,720 (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 10922

• Home prices YoY: -0.4%
• Active inventory: 9
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$886 /mo · $10,632/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $1,931

Break-even live

Break-even rent $5,055

Max offer price $549,000

Occupancy floor 69%

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Hudson River Ln Garrison, NY	3.0	2.5	1881	$7,500	$3.99	13d	1	0.86mi

Listing history 5 events

1. 2026-03-24
   status Pending
2. 2026-03-23
   status Active
3. 2026-03-09
   status Active
4. 2026-02-20
   historical $549,000
5. 2017-04-27
   soldstatus $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: $10,632 · $886/mo
• Projected year-2 tax: $10,632 · $886/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$30,753
• − Property taxes: −$10,632
• − Insurance: −$2,745
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$15,971
• Taxable income: $15,500
• Est. tax owed @ 24.0%: −$3,720
• After-tax cash flow: $19,455/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: Highland Falls Central School District
• NCES district ID: 3614430
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $79,944
• Composite: 45.68/100
• National rank: #2577
• State rank: #328 of 590 in NY

Livability — Fort Montgomery

• Score: 68/100
• State rank: #531
• US rank: #9569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Montgomery, NY
• Population (ZIP): 1,072

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 11% Two or more races 6% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 12% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -1.08%
• Current HPI: 289.0685
• 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

+292.1% since first listed

5 events — show timeline

• 2026-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-20 Coming Soon $549,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-27 Sold (Public Records) $140,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $10,632 · +1.3% YoY. Source: county tax records.