142 Villagegreen Ct · Warwick, NY 10990

$359,900

2 bd · 1.5 ba · 1,212 sqft · Condo public records · 11 Days on market

Built 1985 $297/sqft · 16% below area Est $428k · 16% under $395/mo HOA · 14% of rent

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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).

• ARV discount +14.7/15.0
• Cash flow +6.9/30.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this newly remodeled spacious and bright unit perfect for first time buyers or those who might be downsizing. The first floor offers a spacious living room with all new tile flooring, eat-in kitchen with gorgeous cabinets, new stainless steel appliances and sliders to a private patio. A new half bath and convenient private laundry room complete this level. Upstairs you will enjoy the two spacious bedrooms with new wall-to-wall carpeting and a beautiful new full bathroom. Enjoy all the Homestead Village amenities, which include tennis courts, three pools, basketball courts, playgrounds and a clubhouse. Close distance to the lovely Village of Warwick with great shops, restaurants, parks and award winning library. Enjoy nearby wineries, hiking and skiing. Great commuter location, close to bus and train. Call today for your private showing! Additional Information: Amenities:Storage,

Key facts

• Clubhouse
• Community pool
• Eat in kitchen

Tags

• EAT IN KITCHEN
• STAINLESS STEEL APPLIANCES
• QUIET PATIO
• COMMUNITY POOL
• TENNIS COURTS
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Association managed by Spinnaker Management; Monthly association fee of $395; HOA covers common area maintenance, grounds care, pool service, snow removal and other services; Community amenities: clubhouse, playground, pool, sidewalks, tennis courts, basketball court, recreation facilities, landscaping, parking

Exterior

• Parking: Assigned parking in a parking lot; No carport
• Utilities: Public sewer; Natural gas connected; Water connected; Underground utilities; Sewer connected
• Home design: Condominium; Two stories; Entry level is 1; Not waterfront
• Construction: Frame construction with vinyl siding
• Exterior features: Lighting; Playground; Rain gutters; Tennis courts; Fenced in-ground pool

Interior

• Kitchen: Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Two-story layout (2 total stories); Entry level: 1
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Washer/dryer hookup; Patio; Pets allowed; Scuttle attic
• Laundry & utility: In-unit laundry; Washer hookup; Gas dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $-551 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (22.5% below list).
• Recommended offer: $263k (27.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.8% in Warwick — 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 74/100 on livability (#282 in NY, #4,514 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Warwick Valley Central School District (town): math 68% / reading 70% proficiency, ranked #118 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Park Avenue Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 482 students, 22% FRL); Warwick Valley Middle School (math 51% / reading 63%, grade B, #192 of 729 statewide, top 28%, 1,082 students, 0% FRL); Warwick Valley High School (math 95% / reading 98%, grade A+, #59 of 1,100 statewide, top 6%, 1,366 students, 0% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 160 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $288k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,594 (27.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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 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: 0.78% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 10.8

CMA / ARV

• ARV (median comp): $428,341
• List price: $359,900
• Delta: -15.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.5%
• Equity multiple: 0.08×
• Total profit: $-93,195
• Equity at exit: $53,662

10-year hold

• IRR: -25.5%
• Equity multiple: -0.25×
• Total profit: $-125,488
• Equity at exit: $31,118

Cash invested: $100,772 (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 10990

• Home prices YoY: -27.1%
• Active inventory: 160
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,790 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$322 /mo · $3,869/yr
• Insurance: −$150
• HOA: −$395
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-551

Break-even live

Break-even rent $3,487

Max offer price $262,594

Occupancy floor —

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Homestead Village Dr Warwick, NY	3.0	2.0	1382	$3,500	$2.53	23d	1	0.23mi
50 Olde Wagon Rd Warwick, NY	3.0	2.5	1491	$3,200	$2.15	43d	1	0.56mi
75 Forester Ave #114 Warwick, NY	2.0	2.0	1100	$2,850	$2.59	43d	1	0.63mi
75 Forester Ave Unit 116 Warwick, NY	1.0	1.0	907	$2,550	$2.81	43d	1	0.65mi
10 Colonial Ave Unit C Warwick, NY	2.0	1.0	770	$2,300	$2.99	13d	1	0.83mi
48 Main St Unit 3 Warwick, NY	2.0	1.0	1000	$1,900	$1.90	13d	1	0.94mi
13 Spring St Unit 2A Warwick, NY	2.0	1.0	1400	$2,550	$1.82	13d	1	1.07mi
95 Upper Wisner Rd Warwick, NY	2.0	1.0	856	$2,600	$3.04	13d	1	1.11mi
20 Locust St Unit 1B Warwick, NY	2.0	1.0	1000	$2,000	$2.00	13d	1	1.21mi
28 Van Buren St Unit 1 Warwick, NY	2.0	1.0	1056	$2,300	$2.18	43d	1	1.30mi
28 Van Buren St Unit 1 Warwick, NY	2.0	1.0	1056	$2,300	$2.18	23d	1	1.30mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-05
   status Pending 773-char remark
2. 2026-04-24
   listed $359,900 Active 773-char remark
3. 2019-08-16
   soldstatus $288,000
4. 2019-08-10
   soldstatus $288,000 Sold 909-char remark

   Show marketing remark (909 chars)

   Welcome home to this newly remodeled spacious and bright unit perfect for first time buyers or those who might be downsizing. The first floor offers a spacious living room with all new tile flooring, eat-in kitchen with gorgeous cabinets, new stainless steel appliances and sliders to a private patio. A new half bath and convenient private laundry room complete this level. Upstairs you will enjoy the two spacious bedrooms with new wall-to-wall carpeting and a beautiful new full bathroom. Enjoy all the Homestead Village amenities, which include tennis courts, three pools, basketball courts, playgrounds and a clubhouse. Close distance to the lovely Village of Warwick with great shops, restaurants, parks and award winning library. Enjoy nearby wineries, hiking and skiing. Great commuter location, close to bus and train. Call today for your private showing! Additional Information: Amenities:Storage,

5. 2019-06-13
   status Pending 909-char remark

   Show marketing remark (909 chars)

   Welcome home to this newly remodeled spacious and bright unit perfect for first time buyers or those who might be downsizing. The first floor offers a spacious living room with all new tile flooring, eat-in kitchen with gorgeous cabinets, new stainless steel appliances and sliders to a private patio. A new half bath and convenient private laundry room complete this level. Upstairs you will enjoy the two spacious bedrooms with new wall-to-wall carpeting and a beautiful new full bathroom. Enjoy all the Homestead Village amenities, which include tennis courts, three pools, basketball courts, playgrounds and a clubhouse. Close distance to the lovely Village of Warwick with great shops, restaurants, parks and award winning library. Enjoy nearby wineries, hiking and skiing. Great commuter location, close to bus and train. Call today for your private showing! Additional Information: Amenities:Storage,

6. 2019-04-15
   listed $299,000 Active 909-char remark

   Show marketing remark (909 chars)

   Welcome home to this newly remodeled spacious and bright unit perfect for first time buyers or those who might be downsizing. The first floor offers a spacious living room with all new tile flooring, eat-in kitchen with gorgeous cabinets, new stainless steel appliances and sliders to a private patio. A new half bath and convenient private laundry room complete this level. Upstairs you will enjoy the two spacious bedrooms with new wall-to-wall carpeting and a beautiful new full bathroom. Enjoy all the Homestead Village amenities, which include tennis courts, three pools, basketball courts, playgrounds and a clubhouse. Close distance to the lovely Village of Warwick with great shops, restaurants, parks and award winning library. Enjoy nearby wineries, hiking and skiing. Great commuter location, close to bus and train. Call today for your private showing! Additional Information: Amenities:Storage,

7. 2019-03-15
   soldstatus $213,750 Sold

   Show marketing remark (376 chars)

   Homestead Village Townhouse!!! This spacious 2 bedroom, 2 level unit offers, Eat in kitchen, private laundry room, loads of closet storage and private patio. Complex has community pools, clubhouse and tennis courts. The grounds are beautifully manicured and maintained. Just a short distance to downtown Warwick with quaint shops and restaurants. Just minutes to mass transit.

8. 2018-07-18
   historical Pending

   Show marketing remark (376 chars)

   Homestead Village Townhouse!!! This spacious 2 bedroom, 2 level unit offers, Eat in kitchen, private laundry room, loads of closet storage and private patio. Complex has community pools, clubhouse and tennis courts. The grounds are beautifully manicured and maintained. Just a short distance to downtown Warwick with quaint shops and restaurants. Just minutes to mass transit.

9. 2018-07-02
   listed $210,000 Active

   Show marketing remark (376 chars)

   Homestead Village Townhouse!!! This spacious 2 bedroom, 2 level unit offers, Eat in kitchen, private laundry room, loads of closet storage and private patio. Complex has community pools, clubhouse and tennis courts. The grounds are beautifully manicured and maintained. Just a short distance to downtown Warwick with quaint shops and restaurants. Just minutes to mass transit.

10. 1996-08-09
    soldstatus $87,000
11. 1987-03-09
    soldstatus $93,900

ⓘ 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: $3,869 · $322/mo
• Projected year-2 tax: $4,976 · $415/mo
• Expected delta: +$1,107/yr (+$92/mo · 28.6%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $33,477
• − Mortgage interest: −$20,160
• − Property taxes: −$3,869
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − HOA: −$4,740
• − Depreciation: −$10,470
• Taxable loss: −$12,918
• Est. tax savings @ 24.0%: +$3,100
• After-tax cash flow: $-3,510/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: Warwick Valley Central School District
• NCES district ID: 3629970
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 70% ▲ 6.00%
• Median HH income: $90,288
• Composite: 62.39/100
• National rank: #692
• State rank: #118 of 590 in NY

Livability — Warwick

• Score: 74/100
• State rank: #282
• US rank: #4514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warwick, NY
• County: Orange County · 267,004 people
• City population: 20,368
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 20,368
• Household income: $125,870
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 563.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 5% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -106.68%
• Current HPI: 287.3366
• Rent YoY: —
• 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

+283.3% since first listed

11 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $359,900 OneKey® MLS as Distributed by MLS Grid
• 2019-08-16 Sold (Public Records) $288,000 Public Records
• 2019-08-10 Sold (MLS) $288,000 OneKey® MLS as Distributed by MLS Grid
• 2019-06-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-04-15 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-15 Sold (MLS) $213,750 OneKey® MLS as Distributed by MLS Grid
• 2018-07-18 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-07-02 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 1996-08-09 Sold (Public Records) $87,000 Public Records
• 1987-03-09 Sold (Public Records) $93,900 Public Records

Property tax history

+16.2%/yr

Latest (2025): $3,869 · +2.1% YoY. Source: county tax records.