9 Summit Brook Rd · Tuxedo, NY 10987

$499,000

4 bd · 2.5 ba · 1,696 sqft · SingleFamily public records · 14 Days on market

Built 1971 1.40 ac lot $294/sqft · 24% below area Est $655k · 24% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• Schools +5.6/10.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

FABULOUS, PRIVATE LOCATION IN TUXEDO PARK! This property is set in a secluded, residential area of the Sterling Forest/Maple Brook Community. This single owner, raised ranch offers four bedrooms with two and a half bathrooms set atop a gentle hillside on 1.4 acres. This home is brimming with potential and ready for its new owners to bring their vision and make this home their own. The main level features hardwood floors throughout the living room, dining room and bedroom areas. The primary bedroom offers a large closet with an en-suite bathroom featuring a walk-in shower. Three additional bedrooms each include generously sized closets as well. Enjoy a spacious kitchen with granite counters,

Key facts

• Large closet
• Walk-in shower
• En-suite bathroom

Tags

• PRIVATE LOCATION
• SECLUDED RESIDENTIAL AREA
• HARDWOOD FLOORS
• LARGE CLOSET
• EN-SUITE BATHROOM
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Heated garage with garage door opener; 2-car garage
• Utilities: Electricity connected (Orange & Rockland); Septic tank; Private trash collection
• Home design: Single family residence; Two levels
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Gas range; Granite and quartz/quartzite counters; Pantry; Eat-in kitchen
• Bedrooms: Total rooms include bedrooms within the two-level layout
• Flooring: Hardwood; Carpet; Linoleum
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Oil-fired heating with baseboard units; Central air conditioning; Wood-burning fireplace (1)
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Quartz/Quartzite counters; Pantry; Primary bathroom; Skylight(s)
• Laundry & utility: Laundry room; Washer; Dryer; Freezer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Cap rate 10.0% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Tuxedo Union Free School District (rural): math 55% / reading 65% proficiency, ranked #222 of 755 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $499,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $654,801
• List price: $499,000
• Delta: -23.79%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $16,801
• Equity at exit: $74,403

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $140,922
• Equity at exit: $43,144

Cash invested: $139,720 (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 10987

• Home prices YoY: -1.2%
• Active inventory: 72
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $6,500 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$780 /mo · $9,360/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $1,530

Break-even live

Break-even rent $4,563

Max offer price $499,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,813	-5% $1,672	+0% $1,530	+5% $1,389	+10% $1,248
Rent	-10% $1,017	-5% $1,274	+0% $1,530	+5% $1,787	+10% $2,044
Rate	-1.0pp $1,782	-0.5pp $1,657	base $1,530	+0.5pp $1,401	+1.0pp $1,269

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Crows Nest Rd #4 Tuxedo Park, NY	3.0	2.0	1859	$6,500	$3.50	14d	1	0.58mi

Listing history 1 events

1. 2026-05-12
   listed $499,000 Active 1736-char remark

ⓘ 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: $9,360 · $780/mo
• Projected year-2 tax: $9,360 · $780/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $78,000
• − Mortgage interest: −$27,952
• − Property taxes: −$9,360
• − Insurance: −$2,495
• − Repairs & maintenance: −$6,240
• − Management: −$6,240
• − Depreciation: −$14,516
• Taxable income: $11,197
• Est. tax owed @ 24.0%: −$2,687
• After-tax cash flow: $15,676/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: Tuxedo Union Free School District
• NCES district ID: 3629190
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $87,863
• Composite: 56.28/100
• National rank: #2501
• State rank: #222 of 755 in NY

Livability — Tuxedo

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

Census & demographics

• Census place: Tuxedo, NY
• City population: 8,036
• Population (ZIP): 4,041

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 10% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Hispanic 3% Romanian 2% Italian 2%
• Foreign-born: 16% · Canada, Jamaica, South Korea
• Languages at home: 82% English-only · Spanish 8% French/Haitian/Cajun 4% 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: ▼ -3.55%
• Current HPI: 283.25
• 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

1 event — show timeline

• 2026-05-12 Listed $499,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $9,360 · +0.3% YoY. Source: county tax records.