19 Beverly Trl · Mountain Lodge Park, NY 10950

$280,000

3 bd · 2.0 ba · 1,101 sqft · SingleFamily public records · 10 Days on market

Built 1950 0.30 ac lot $254/sqft · at area comps Est $288k · at est.

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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).

• Cash flow +10.8/30.0
• ARV discount +8.7/15.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• 0.3 acre lot
• Built 1950
• Listed 10 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Electricity connected (Orange & Rockland); Natural gas connected; Water connected; Sewer: septic tank; Public trash collection
• Home design: Single-family residence
• Construction: Aluminum siding and frame construction
• Exterior features: Aluminum siding; Frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Oven; Refrigerator; Quartz/Quartzite counters
• Bedrooms: Main-level/master bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Primary bathroom; Master bedroom on the main level; Quartz or quartzite countertops; Walk-in closet(s); Partial basement; Pull-down attic stairs; Total of 8 rooms
• Laundry & utility: Laundry room; Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (2.8% below list).
• Recommended offer: $257k (8.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#308 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Washingtonville Central School District (suburban): math 44% / reading 60% proficiency, ranked #288 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Round Hill Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 653 students, 38% FRL); Washingtonville Middle School (math 21% / reading 50%, grade F, #473 of 729 statewide, top 66%, 900 students, 35% FRL); Washingtonville Senior High School (math 92% / reading 89%, grade A+, #231 of 1,100 statewide, top 21%, 1,318 students, 29% FRL) — zoned schools average 34% FRL vs 16% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 316 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,271 (8.1% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.97% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 8.6

CMA / ARV

• ARV (median comp): $287,922
• List price: $280,000
• Delta: -2.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Glenwood Rd	0.04mi	3/2.0	1,040 (-6%)	12mo	$260,000	$250	78
19 Grandview Trl	0.36mi	3/2.0	1,050 (-5%)	2mo	$375,000	$357	73
15 Arcadian Trl	0.19mi	2/2.0 (-1)	1,008 (-8%)	0mo	$162,000	$161	72
27 Revere Rd	0.30mi	3/2.0	1,048 (-5%)	9mo	$330,000	$315	70
3 Brookside Trl	0.37mi	2/2.0 (-1)	1,120 (+2%)	9mo	$265,000	$237	67
6 Edgewood Trl	0.22mi	3/1.5	1,188 (+8%)	11mo	$305,000	$257	65
18 Paradise Trl	0.35mi	3/2.0	1,202 (+9%)	6mo	$280,000	$233	63
15 Claremont Trl	0.07mi	2/1.0 (-1)	980 (-11%)	8mo	$265,000	$270	63
5 Orchard Trl	0.16mi	2/1.0 (-1)	963 (-12%)	6mo	$264,500	$275	58
47 Arcadian Trl	0.34mi	3/1.0	1,226 (+11%)	5mo	$260,000	$212	57
14 Silver Trl	0.33mi	2/1.0 (-1)	1,212 (+10%)	9mo	$185,000	$153	52
39 Hillcrest Trl	0.51mi	2/1.0 (-1)	1,000 (-9%)	6mo	$295,000	$295	47

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 · 1.5% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-57,362
• Equity at exit: $41,749

10-year hold

• IRR: -19.6%
• Equity multiple: 0.04×
• Total profit: $-75,591
• Equity at exit: $24,209

Cash invested: $78,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$694 /mo · $8,324/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-129

Break-even live

Break-even rent $2,884

Max offer price $257,271

Occupancy floor 100%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Mountain Lodge Rd Monroe, NY	2.0	1.0	760	$2,000	$2.63	14d	1	0.19mi
2 Edgewood Trl Monroe, NY	2.0	1.0	959	$2,400	$2.50	14d	1	0.27mi
12 Utopian Trl Monroe, NY	2.0	1.0	850	$2,150	$2.53	13d	1	0.37mi
32 Cedar Trl Monroe, NY	3.0	1.0	825	$2,200	$2.67	23d	1	0.40mi
14 Woodland Cir S Monroe, NY	3.0	1.0	750	$2,100	$2.80	13d	1	0.44mi
2 Ascension Trl Monroe, NY	3.0	1.0	1500	$2,275	$1.52	21d	1	0.44mi
66 Higgins Trl Blooming Grove, NY	2.0	1.5	800	$1,700	$2.12	14d	1	0.46mi
25 Gloria Trl Monroe, NY	3.0	1.0	835	$2,200	$2.63	13d	1	0.75mi

Listing history 32 events

1. 2026-06-17
   statusdays on market $280,000 Pending 10 DOM
2. 2026-05-04
   listed $280,000 Active
3. 2026-04-30
   historical
4. 2022-01-14
   soldstatus $260,000
5. 2021-09-30
   historical 485-char remark

   Show marketing remark (485 chars)

   Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

6. 2021-09-30
   soldstatus $260,000 Closed 485-char remark

   Show marketing remark (485 chars)

   Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

7. 2021-08-09
   status Pending 485-char remark

   Show marketing remark (485 chars)

   Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

8. 2021-07-07
   status Active 485-char remark

   Show marketing remark (485 chars)

   Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

9. 2021-05-17
   status Pending 485-char remark

   Show marketing remark (485 chars)

   Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

10. 2021-04-28
    listed $239,000 Active 485-char remark

    Show marketing remark (485 chars)

    Welcome to this beautiful 3 bedroom Ranch in Blooming Grove. This house is a perfect updated starter home with like new appliances ,spacious eat in-kitchen and large living room. The kitchen has stylish cabinets with the ample space for food preparation. The home has a lot of natural light and also the latest in recessed lighting. Relax on your backyard patio and enjoy the privacy. Close to major highways and transportation. Additional Information: HeatingFuel:Oil Above Ground,

11. 2020-11-09
    soldstatus $80,000 Closed

    Show marketing remark (244 chars)

    Quaint three bedroom cottage available for sale. This home is the perfect opportunity for a first time buyer or someone looking for a little piece of paradise. Schedule an appointment today! Additional Information: HeatingFuel:Oil Above Ground,

12. 2020-09-25
    listed $79,900 Active

    Show marketing remark (244 chars)

    Quaint three bedroom cottage available for sale. This home is the perfect opportunity for a first time buyer or someone looking for a little piece of paradise. Schedule an appointment today! Additional Information: HeatingFuel:Oil Above Ground,

13. 2013-12-18
    price $209,900
14. 2008-02-29
    soldstatus $168,900
15. 2008-02-25
    historical
16. 2008-01-18
    listed $168,900
17. 2006-04-18
    soldstatus $195,000
18. 2006-04-10
    soldstatus $195,000
19. 2006-03-03
    historical
20. 2006-03-03
    price $199,900
21. 2005-10-19
    listed $195,000
22. 2005-02-16
    soldstatus $212,000
23. 2005-02-02
    soldstatus $212,000
24. 2005-01-04
    historical
25. 2004-10-18
    listed $212,000
26. 2004-06-07
    soldstatus $100,000
27. 2004-05-28
    soldstatus $100,000
28. 2003-12-06
    historical
29. 2003-12-06
    price $119,900
30. 2003-06-06
    listed $100,000
31. 1991-06-05
    soldstatus $110,000
32. 1987-11-04
    soldstatus $110,000

ⓘ 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: $8,324 · $694/mo
• Projected year-2 tax: $8,324 · $694/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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $32,658
• − Mortgage interest: −$15,684
• − Property taxes: −$8,324
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$8,145
• Taxable loss: −$6,121
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $-75/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: Washingtonville Central School District
• NCES district ID: 3630030
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $89,379
• Composite: 48.15/100
• National rank: #2178
• State rank: #288 of 590 in NY

Livability — Mountain Lodge Park

• Score: 73/100
• State rank: #308
• US rank: #5092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Lodge Park, NY
• County: Orange County · 267,004 people
• 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

+154.5% since first listed

32 events — show timeline

• 2026-06-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $280,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-14 Sold (Public Records) $260,000 Public Records
• 2021-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-30 Sold (MLS) $260,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-05-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-28 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-09 Sold (MLS) $80,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-25 Listed $79,900 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $209,900 HGMLS
• 2008-02-29 Sold (MLS) $168,900 HGMLS
• 2008-02-25 Delisted — HGMLS
• 2008-01-18 Listed $168,900 HGMLS
• 2006-04-18 Sold (Public Records) $195,000 Public Records
• 2006-04-10 Sold (MLS) $195,000 HGMLS
• 2006-03-03 Price Changed $199,900 HGMLS
• 2006-03-03 Delisted — HGMLS
• 2005-10-19 Listed $195,000 HGMLS
• 2005-02-16 Sold (Public Records) $212,000 Public Records
• 2005-02-02 Sold (MLS) $212,000 HGMLS
• 2005-01-04 Delisted — HGMLS
• 2004-10-18 Listed $212,000 HGMLS
• 2004-06-07 Sold (Public Records) $100,000 Public Records
• 2004-05-28 Sold (MLS) $100,000 HGMLS
• 2003-12-06 Price Changed $119,900 HGMLS
• 2003-12-06 Delisted — HGMLS
• 2003-06-06 Listed $100,000 HGMLS
• 1991-06-05 Sold (Public Records) $110,000 Public Records
• 1987-11-04 Sold (Public Records) $110,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $8,324 · +2.3% YoY. Source: county tax records.