55 Glenwood Rd · Mountain Lodge Park, NY 10950

$289,999

3 bd · 2.0 ba · 963 sqft · SingleFamily public records · 57 Days on market

Built 1953 0.45 ac lot $301/sqft · at area comps Est $284k · 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 +11.5/30.0
• ARV discount +6.5/15.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 55 Glenwood Road, a charming ranch-style home in the heart of Monroe. This 3-bedroom, 1.5-bath residence offers a functional layout with bright living spaces, a cozy kitchen, and comfortable bedrooms—perfect for first-time buyers or those looking to downsize. Hot water heater, roof, chimney & driveway have all been replaced in past year. Set on a spacious lot, the property provides ample outdoor space for relaxation, gardening, or future expansion. Enjoy the quiet suburban setting while still being conveniently close to shopping, dining, schools, and major roadways. This home is a great opportunity to create your ideal living space or investment property in a beautiful Orange County location. Schedule your showing today and explore the potential of 55 Glenwood Road!

Key facts

• Roof
• Hot water heater
• Spacious lot

Tags

• HOT WATER HEATER
• ROOF
• CHIMNEY
• SPACIOUS LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (7.0% below list).
• Recommended offer: $270k (7.0% below list) — sets the bar for 1% rule.

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: schools F, 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.
• 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $290k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,755 (7.0% 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 57 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 9.0

CMA / ARV

• ARV (median comp): $283,685
• List price: $289,999
• Delta: 2.23%
• 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
15 Arcadian Trl	0.13mi	2/2.0 (-1)	1,008 (+5%)	0mo	$162,000	$161	81
5 Orchard Trl	0.15mi	2/1.0 (-1)	963 (0%)	6mo	$264,500	$275	79
5 Beverly Trl	0.17mi	3/2.0	900 (-6%)	3mo	$315,000	$350	79
15 Claremont Trl	0.13mi	2/1.0 (-1)	980 (+2%)	8mo	$265,000	$270	76
19 Grandview Trl	0.39mi	3/2.0	1,050 (+9%)	2mo	$375,000	$357	65
20 Windsor Rd	0.34mi	3/1.0	900 (-6%)	9mo	$284,000	$316	62
27 Revere Rd	0.35mi	3/2.0	1,048 (+9%)	9mo	$330,000	$315	61
39 Hillcrest Trl	0.49mi	2/1.0 (-1)	1,000 (+4%)	6mo	$295,000	$295	57
22 Claremont Trl	0.12mi	2/1.0 (-1)	836 (-13%)	10mo	$250,000	$299	55
15 Herbst Dr	0.62mi	2/1.0 (-1)	876 (-9%)	2mo	$339,000	$387	45
59 Orchard Trl	0.54mi	2/1.0 (-1)	850 (-12%)	8mo	$217,500	$256	40
9 Ludwig Dr	0.73mi	2/1.0 (-1)	838 (-13%)	2mo	$285,000	$340	33

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-57,054
• Equity at exit: $43,240

10-year hold

• IRR: -17.7%
• Equity multiple: 0.10×
• Total profit: $-72,948
• Equity at exit: $25,074

Cash invested: $81,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$587 /mo · $7,047/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-98

Break-even live

Break-even rent $2,821

Max offer price $272,722

Occupancy floor 99%

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: $72,500
• Closing costs: $8,700
• 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	0.24mi
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	0.39mi
14 Woodland Cir S Monroe, NY	3.0	1.0	750	$2,100	$2.80	13d	1	0.44mi
32 Cedar Trl Monroe, NY	3.0	1.0	825	$2,200	$2.67	23d	1	0.45mi
66 Higgins Trl Blooming Grove, NY	2.0	1.5	800	$1,700	$2.12	14d	1	0.51mi
26 Oakwood Trl S Monroe, NY	2.0	1.0	696	$1,750	$2.51	13d	1	0.56mi
25 Gloria Trl Monroe, NY	3.0	1.0	835	$2,200	$2.63	13d	1	0.77mi

Listing history 4 events

1. 2026-05-30
   status $289,999 Pending 57 DOM
2. 2026-05-12
   price $289,999 801-char remark

   Show marketing remark (801 chars)

   Welcome to 55 Glenwood Road, a charming ranch-style home in the heart of Monroe. This 3-bedroom, 1.5-bath residence offers a functional layout with bright living spaces, a cozy kitchen, and comfortable bedrooms—perfect for first-time buyers or those looking to downsize. Hot water heater, roof, chimney & driveway have all been replaced in past year. Set on a spacious lot, the property provides ample outdoor space for relaxation, gardening, or future expansion. Enjoy the quiet suburban setting while still being conveniently close to shopping, dining, schools, and major roadways. This home is a great opportunity to create your ideal living space or investment property in a beautiful Orange County location. Schedule your showing today and explore the potential of 55 Glenwood Road!

3. 2026-04-01
   listed $299,999 Active 801-char remark

   Show marketing remark (801 chars)

   Welcome to 55 Glenwood Road, a charming ranch-style home in the heart of Monroe. This 3-bedroom, 1.5-bath residence offers a functional layout with bright living spaces, a cozy kitchen, and comfortable bedrooms—perfect for first-time buyers or those looking to downsize. Hot water heater, roof, chimney & driveway have all been replaced in past year. Set on a spacious lot, the property provides ample outdoor space for relaxation, gardening, or future expansion. Enjoy the quiet suburban setting while still being conveniently close to shopping, dining, schools, and major roadways. This home is a great opportunity to create your ideal living space or investment property in a beautiful Orange County location. Schedule your showing today and explore the potential of 55 Glenwood Road!

4. 1996-12-18
   soldstatus $90,000

ⓘ 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: $7,047 · $587/mo
• Projected year-2 tax: $7,047 · $587/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 6/10 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: $32,371
• − Mortgage interest: −$16,244
• − Property taxes: −$7,047
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$8,436
• Taxable loss: −$5,986
• Est. tax savings @ 24.0%: +$1,437
• After-tax cash flow: $263/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

+222.2% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $289,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $299,999 OneKey® MLS as Distributed by MLS Grid
• 1996-12-18 Sold (Public Records) $90,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $7,047 · +1.0% YoY. Source: county tax records.