503 Mountain Laurel Dr · Tuxedo, NY 10950

$206,000

2 bd · 1.5 ba · 1,240 sqft · Condo · 191 Days on market

Built 1979 Fair condition $166/sqft · 36% below area Est $324k · 36% under $740/mo HOA · 27% of rent ↓ 22% since listing

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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 +12.8/30.0
• 1% rule +8.2/10.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful country living in this two-story center lakefront unit with full basement located in Windridge community. Enjoy incredible mountain views from this large private Townhome. Primary bedroom on upper level with walk in closet and large sitting area which can be used as home office. Slider to rear patio with beautiful lake views!! Large living and dining area. Beautiful quiet complex close to state park for hiking, Greenwood Lake for boating and Mt. Peter ski area. Just minutes to Sterling Forest and Harriman State Park. HOA fees include heat and water!!

Key facts

• Lake views
• Full basement
• Rear patio

Tags

• FULL BASEMENT
• SITTING AREA
• REAR PATIO
• LAKE VIEWS
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $206k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-21 ($-247/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (1.4% below list).
• Meets the 1% rule at list price ($3k rent vs $206k).
• Recommended offer: $181k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.2% in Tuxedo — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Monroe-Woodbury Central School District (suburban): math 50% / reading 56% proficiency, ranked #250 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 316 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $181,280 (12.0% 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. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.32% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 6.3

CMA / ARV

• ARV (median comp): $323,668
• List price: $206,000
• Delta: -36.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.5% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-38,231
• Equity at exit: $30,715

10-year hold

• IRR: -16.9%
• Equity multiple: 0.15×
• Total profit: $-49,028
• Equity at exit: $17,811

Cash invested: $57,680 (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 10950

• Rents YoY: 1.5%
• Active inventory: 316
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,713 medium
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$258 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$740
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-21

Break-even live

Break-even rent $2,739

Max offer price $203,019

Occupancy floor 96%

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Kennedy Ln Unit 3 Monroe, NY	1.0	1.0	800	$2,100	$2.62	14d	1	0.53mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $206,000 Active 191 DOM
2. 2026-06-17
   pricedays on market $206,000 Active 190 DOM
3. 2026-06-16
   days on market $215,000 Active 189 DOM
4. 2026-06-15
   days on market $215,000 Active 188 DOM
5. 2026-06-14
   days on market $215,000 Active 186 DOM
6. 2026-06-10
   days on market $215,000 Active 183 DOM
7. 2026-06-09
   days on market $215,000 Active 182 DOM
8. 2026-06-08
   days on market $215,000 Active 181 DOM
9. 2026-06-07
   days on market $215,000 Active 180 DOM
10. 2026-06-05
    days on market $215,000 Active 177 DOM
11. 2026-06-03
    days on market $215,000 Active 176 DOM
12. 2026-06-02
    days on market $215,000 Active 175 DOM
13. 2026-06-01
    days on market $215,000 Active 174 DOM
14. 2026-05-31
    days on market $215,000 Active 173 DOM
15. 2026-05-30
    days on market $215,000 Active 172 DOM
16. 2026-04-22
    price $215,000 566-char remark

    Show marketing remark (566 chars)

    Peaceful country living in this two-story center lakefront unit with full basement located in Windridge community. Enjoy incredible mountain views from this large private Townhome. Primary bedroom on upper level with walk in closet and large sitting area which can be used as home office. Slider to rear patio with beautiful lake views!! Large living and dining area. Beautiful quiet complex close to state park for hiking, Greenwood Lake for boating and Mt. Peter ski area. Just minutes to Sterling Forest and Harriman State Park. HOA fees include heat and water!!

17. 2026-03-05
    price $239,900 566-char remark

    Show marketing remark (566 chars)

    Peaceful country living in this two-story center lakefront unit with full basement located in Windridge community. Enjoy incredible mountain views from this large private Townhome. Primary bedroom on upper level with walk in closet and large sitting area which can be used as home office. Slider to rear patio with beautiful lake views!! Large living and dining area. Beautiful quiet complex close to state park for hiking, Greenwood Lake for boating and Mt. Peter ski area. Just minutes to Sterling Forest and Harriman State Park. HOA fees include heat and water!!

18. 2026-01-09
    price $261,250 566-char remark

    Show marketing remark (566 chars)

    Peaceful country living in this two-story center lakefront unit with full basement located in Windridge community. Enjoy incredible mountain views from this large private Townhome. Primary bedroom on upper level with walk in closet and large sitting area which can be used as home office. Slider to rear patio with beautiful lake views!! Large living and dining area. Beautiful quiet complex close to state park for hiking, Greenwood Lake for boating and Mt. Peter ski area. Just minutes to Sterling Forest and Harriman State Park. HOA fees include heat and water!!

19. 2025-12-09
    listed $275,000 Active 566-char remark

    Show marketing remark (566 chars)

    Peaceful country living in this two-story center lakefront unit with full basement located in Windridge community. Enjoy incredible mountain views from this large private Townhome. Primary bedroom on upper level with walk in closet and large sitting area which can be used as home office. Slider to rear patio with beautiful lake views!! Large living and dining area. Beautiful quiet complex close to state park for hiking, Greenwood Lake for boating and Mt. Peter ski area. Just minutes to Sterling Forest and Harriman State Park. HOA fees include heat and water!!

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

Taxation est. · year 1

• Rental income: $32,552
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$8,880
• − Depreciation: −$5,993
• Taxable loss: −$3,188
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $518/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to improve its condition and value. Focus on updating the kitchen and bathroom, and painting the interior walls to enhance curb appeal and interior aesthetics.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning
• Minor Bathroom fixtures — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Bathroom fixtures · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monroe-Woodbury Central School District
• NCES district ID: 3619650
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $104,681
• Composite: 50.48/100
• National rank: #1855
• State rank: #250 of 590 in NY

Livability — Tuxedo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Orange County · 267,004 people
• City population: 8,036
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 68,136
• Household income: $78,931
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 3149.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Scandinavian 2% Italian 2%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 33% English-only · German/W. Germanic 52% Spanish 9% Russian/Polish/Slavic 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: ▼ -309.81%
• Current HPI: 314.2081
• Rent YoY: ▲ 1.50%
• 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

-21.8% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $261,250 OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $275,000 OneKey® MLS as Distributed by MLS Grid