325 Cornwall Meadows Ln · Pawling, NY 12563

$399,900

2 bd · 2.5 ba · 2,058 sqft · Townhouse public records · 49 Days on market

Built 1988 1,307 sqft lot Est $399k · at est. $517/mo HOA · 6% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

325 Cornwall Meadows - Located in the highly desirable Cornwall Meadows community Light, bright, and beautifully inviting — this spacious two-bedroom townhouse offers comfort, functionality, and effortless entertaining in the heart of Patterson. Step into the sun-filled living room featuring a cozy wood-burning fireplace, perfect for chilly Hudson Valley evenings. Sliding glass doors lead to a private deck, creating seamless indoor-outdoor living — ideal for morning coffee or summer gatherings. The eat-in kitchen flows naturally into the formal dining area, offering the perfect layout for hosting dinner parties or casual get-togethers. Thoughtful design and open sightlines make

Key facts

• Private deck
• Eat in kitchen
• Private patio

Tags

• WOOD BURNING FIREPLACE
• PRIVATE DECK
• EAT IN KITCHEN
• FINISHED LOWER LEVEL
• PRIVATE PATIO
• INGROUND POOL

Property features AI

Finance

• HOA & community: Community association with monthly fee; Monthly association fee of $517.39; Association covers common area maintenance, exterior maintenance, grounds care, and snow removal

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Cable available; Electricity available
• Home design: Townhouse; Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Open kitchen layout
• Bedrooms: 5 rooms total
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Entrance foyer; Formal dining; Open floorplan; Open kitchen; Primary bathroom; Storage; Finished full walk-out basement; Partial attic
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $400k).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#107 in NY, #1,763 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F, health & safety D-.
• Carmel Central School District (suburban): math 46% / reading 63% proficiency, ranked #258 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Matthew Paterson Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 488 students, 41% FRL); George Fischer Middle School (math 21% / reading 56%, grade F, #437 of 729 statewide, top 60%, 1,130 students, 38% FRL); Carmel High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,365 students, 36% FRL) — zoned schools average 38% FRL vs 17% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $212k; list at $400k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $387,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.79%
• DSCR: 2.28
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $399,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Cornwall Meadows Ln	0.06mi	2/2.5	2,058 (0%)	11mo	$415,000	$202	88
319 Cornwall Meadows Ln	0.02mi	2/2.5	2,058 (0%)	13mo	$345,000	$168	88
316 Cornwall Meadows Ln	0.03mi	2/2.5	2,052 (-0%)	16mo	$430,000	$210	85
104 Cornwall Meadows Ln	0.05mi	2/2.5	2,058 (0%)	21mo	$335,000	$163	80
120 Cornwall Meadows Ln	0.05mi	2/2.5	2,066 (+0%)	22mo	$410,000	$198	79
422 Cornwall Meadows Ln	0.10mi	2/2.5	2,000 (-3%)	17mo	$394,000	$197	77
114 Cornwall Meadows Ln	0.08mi	2/3.0	2,162 (+5%)	14mo	$391,050	$181	74
425 Cornwall Meadows Ln	0.09mi	2/3.0	2,000 (-3%)	21mo	$415,000	$208	72
509 Covington Green Ln	0.42mi	2/2.5	1,755 (-15%)	1mo	$340,000	$194	55
102 Cornwall Mdws	0.04mi	1/2.5 (-1)	1,749 (-15%)	19mo	$335,000	$192	52
601 Covington Green Ln	0.44mi	2/2.5	1,755 (-15%)	9mo	$333,000	$190	48
202 Covington Green Ln	0.41mi	2/2.5	1,755 (-15%)	20mo	$335,000	$191	40

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: 23.2%
• Equity multiple: 1.96×
• Total profit: $106,956
• Equity at exit: $59,626

10-year hold

• IRR: 31.2%
• Equity multiple: 3.82×
• Total profit: $316,119
• Equity at exit: $34,576

Cash invested: $111,972 (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 12563

• Home prices YoY: -12.7%
• Active inventory: 49
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $8,000 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$853 /mo · $10,234/yr
• Insurance: −$167
• HOA: −$517
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $2,686

Break-even live

Break-even rent $4,599

Max offer price $399,900

Occupancy floor 61%

Sensitivity live

Price	-10% $2,913	-5% $2,800	+0% $2,686	+5% $2,573	+10% $2,460
Rent	-10% $2,054	-5% $2,370	+0% $2,686	+5% $3,002	+10% $3,318
Rate	-1.0pp $2,888	-0.5pp $2,788	base $2,686	+0.5pp $2,583	+1.0pp $2,477

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Cushman Rd Patterson, NY	3.0	2.0	2286	$8,000	$3.50	13d	1	1.40mi

HOA detail

• Monthly dues: $517 · $6,204/yr

Listing history 5 events

1. 2026-04-20
   status Pending
2. 2026-03-02
   listed $399,900 Active
3. 2015-10-23
   soldstatus $212,000
4. 2001-10-01
   soldstatus $215,000
5. 1993-07-09
   soldstatus $183,000

ⓘ 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: $10,234 · $853/mo
• Projected year-2 tax: $10,234 · $853/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 4/10 Moderate 7 d/yr ≥97°F today · 16 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: $96,000
• − Mortgage interest: −$22,401
• − Property taxes: −$10,234
• − Insurance: −$2,000
• − Repairs & maintenance: −$7,680
• − Management: −$7,680
• − HOA: −$6,204
• − Depreciation: −$11,633
• Taxable income: $28,169
• Est. tax owed @ 24.0%: −$6,761
• After-tax cash flow: $25,477/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: Carmel Central School District
• NCES district ID: 3606570
• Math proficiency: 46% ▼ -15.00%
• Reading proficiency: 63% ▲ 11.00%
• Median HH income: $87,665
• Composite: 50.05/100
• National rank: #1914
• State rank: #258 of 590 in NY

Livability — Pawling

• Score: 80/100
• State rank: #107
• US rank: #1763

Category grades

Amenities F Commute A+ 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

• Population (ZIP): 7,456

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Black 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 1% Dominican 3%
• Common ancestry: Romanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 14% · Canada, South Korea, Dominican Republic
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.07%
• Current HPI: 247.1582
• 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

+118.5% since first listed

5 events — show timeline

• 2026-04-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $399,900 OneKey® MLS as Distributed by MLS Grid
• 2015-10-23 Sold (Public Records) $212,000 Public Records
• 2001-10-01 Sold (Public Records) $215,000 Public Records
• 1993-07-09 Sold (Public Records) $183,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $10,234 · +7.2% YoY. Source: county tax records.