27 Krieger Rd · Fort Montgomery, NY 10922

$699,000

3 bd · 2.5 ba · 2,343 sqft · SingleFamily public records · 58 Days on market

Built 2007 1.60 ac lot $298/sqft · 6% above area Est $656k · 6% over

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Why this score? — see what drove the C- 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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• ARV discount +4.6/15.0
• Schools +4.6/10.0
• Appreciation +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Dreaming of your own private escape—without sacrificing convenience? This move-in-ready home delivers both. Perched on a scenic hilltop and bordering protected state parkland, this exceptional four-bedroom contemporary offers the rare combination of total privacy and unbeatable access. Just minutes from the Bear Mountain Bridge, major highways, and commuter transit, you’ll enjoy effortless commuting while coming home to your own peaceful retreat. Inside, over 2,300 square feet of thoughtfully designed living space unfolds across three levels—perfect for both everyday living and unforgettable entertaining. The spacious chef’s eat-in kitchen features hardwood floors and stainless steel appliances, seamlessly flowing into a dramatic living room with a cozy fireplace. From there, step onto the expansive full-length deck and take in sweeping treetop views and sparkling evening lights from the bridge—an entertainer’s dream setting. Upstairs, the primary suite is a true sanctuary. Wake up to morning sun on your private east-facing deck, and unwind in a spa-inspired bathroom complete with a steam shower and whirlpool tub. Vaulted ceilings, walk-in closets, and oversized picture windows create a light-filled retreat that blurs the line between indoors and nature. Three ample-sized bedrooms, and a hallway full bath complete this level. Additional highlights include radiant heat, an insulated attic, a two-car garage with workshop space, and generous lower-level storage. Ideally located near major highways, commuter rail, United States Military Academy, and the Hudson Valley’s historic and recreational destinations, this home is perfectly suited as a full-time residence or a luxurious weekend getaway. Opportunities like this don’t come along often—privacy, views, location, and lifestyle all in one. Come experience it for yourself.

Key facts

• 1.6 acre lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Recommended offer: $678k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#531 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D, amenities F, commute F.
• Highland Falls Central School District (rural): math 53% / reading 47% proficiency, ranked #328 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 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 (-1.1%/yr); year-one equity from $5k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $155k; list at $699k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $678,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (median comp): $656,393
• List price: $699,000
• Delta: 6.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Fawnwood Ln	0.28mi	4/2.5 (+1)	2,273 (-3%)	8mo	$670,000	$295	70
751 Route 9W	0.51mi	3/2.5	2,076 (-11%)	2mo	$550,000	$265	56
10 Rivercrest Rd	0.25mi	3/2.0	2,077 (-11%)	21mo	$420,000	$202	50
21 Wayne Ave	0.75mi	2/2.5 (-1)	2,156 (-8%)	17mo	$800,000	$371	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-7,683
• Equity at exit: $166,159

10-year hold

• IRR: 5.9%
• Equity multiple: 1.56×
• Total profit: $109,673
• Equity at exit: $172,298

Cash invested: $195,720 (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 10922

• Home prices YoY: -0.4%
• Active inventory: 9
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$1,230 /mo · $14,756/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $738

Break-even live

Break-even rent $6,565

Max offer price $699,000

Occupancy floor 85%

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Hudson River Ln Garrison, NY	3.0	2.5	1881	$7,500	$3.99	13d	1	1.20mi

Listing history 25 events

1. 2026-06-10
   days on market $699,000 Active 58 DOM
2. 2026-06-09
   days on market $699,000 Active 57 DOM
3. 2026-06-08
   days on market $699,000 Active 56 DOM
4. 2026-06-07
   days on market $699,000 Active 55 DOM
5. 2026-06-05
   days on market $699,000 Active 52 DOM
6. 2026-06-03
   days on market $699,000 Active 51 DOM
7. 2026-06-02
   days on market $699,000 Active 50 DOM
8. 2026-06-01
   days on market $699,000 Active 49 DOM
9. 2026-05-31
   days on market $699,000 Active 48 DOM
10. 2026-05-30
    days on market $699,000 Active 47 DOM
11. 2026-04-13
    listed $699,000 Active 1915-char remark

    Show marketing remark (1915 chars)

    Dreaming of your own private escape—without sacrificing convenience? This move-in-ready home delivers both. Perched on a scenic hilltop and bordering protected state parkland, this exceptional four-bedroom contemporary offers the rare combination of total privacy and unbeatable access. Just minutes from the Bear Mountain Bridge, major highways, and commuter transit, you’ll enjoy effortless commuting while coming home to your own peaceful retreat. Inside, over 2,300 square feet of thoughtfully designed living space unfolds across three levels—perfect for both everyday living and unforgettable entertaining. The spacious chef’s eat-in kitchen features hardwood floors and stainless steel appliances, seamlessly flowing into a dramatic living room with a cozy fireplace. From there, step onto the expansive full-length deck and take in sweeping treetop views and sparkling evening lights from the bridge—an entertainer’s dream setting. Upstairs, the primary suite is a true sanctuary. Wake up to morning sun on your private east-facing deck, and unwind in a spa-inspired bathroom complete with a steam shower and whirlpool tub. Vaulted ceilings, walk-in closets, and oversized picture windows create a light-filled retreat that blurs the line between indoors and nature. Three ample-sized bedrooms, and a hallway full bath complete this level. Additional highlights include radiant heat, an insulated attic, a two-car garage with workshop space, and generous lower-level storage. Ideally located near major highways, commuter rail, United States Military Academy, and the Hudson Valley’s historic and recreational destinations, this home is perfectly suited as a full-time residence or a luxurious weekend getaway. Opportunities like this don’t come along often—privacy, views, location, and lifestyle all in one. Come experience it for yourself.

12. 2026-04-09
    historical $699,000 1915-char remark

    Show marketing remark (1915 chars)

    Dreaming of your own private escape—without sacrificing convenience? This move-in-ready home delivers both. Perched on a scenic hilltop and bordering protected state parkland, this exceptional four-bedroom contemporary offers the rare combination of total privacy and unbeatable access. Just minutes from the Bear Mountain Bridge, major highways, and commuter transit, you’ll enjoy effortless commuting while coming home to your own peaceful retreat. Inside, over 2,300 square feet of thoughtfully designed living space unfolds across three levels—perfect for both everyday living and unforgettable entertaining. The spacious chef’s eat-in kitchen features hardwood floors and stainless steel appliances, seamlessly flowing into a dramatic living room with a cozy fireplace. From there, step onto the expansive full-length deck and take in sweeping treetop views and sparkling evening lights from the bridge—an entertainer’s dream setting. Upstairs, the primary suite is a true sanctuary. Wake up to morning sun on your private east-facing deck, and unwind in a spa-inspired bathroom complete with a steam shower and whirlpool tub. Vaulted ceilings, walk-in closets, and oversized picture windows create a light-filled retreat that blurs the line between indoors and nature. Three ample-sized bedrooms, and a hallway full bath complete this level. Additional highlights include radiant heat, an insulated attic, a two-car garage with workshop space, and generous lower-level storage. Ideally located near major highways, commuter rail, United States Military Academy, and the Hudson Valley’s historic and recreational destinations, this home is perfectly suited as a full-time residence or a luxurious weekend getaway. Opportunities like this don’t come along often—privacy, views, location, and lifestyle all in one. Come experience it for yourself.

13. 2026-02-07
    historical
14. 2025-11-04
    status Active
15. 2025-11-04
    price $759,000
16. 2025-11-04
    historical
17. 2025-11-04
    status Active
18. 2025-10-31
    status Active
19. 2025-10-31
    historical
20. 2025-08-05
    listed $679,000 Active
21. 2005-04-11
    soldstatus $154,900
22. 2005-03-14
    soldstatus $154,900
23. 2005-01-24
    historical
24. 2004-08-17
    listed $154,900
25. 2003-06-10
    soldstatus $126,211

ⓘ 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: $14,756 · $1,230/mo
• Projected year-2 tax: $14,756 · $1,230/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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 16 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: $90,000
• − Mortgage interest: −$39,155
• − Property taxes: −$14,756
• − Insurance: −$3,495
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$20,335
• Taxable loss: −$2,140
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $9,375/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: Highland Falls Central School District
• NCES district ID: 3614430
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $79,944
• Composite: 45.68/100
• National rank: #2577
• State rank: #328 of 590 in NY

Livability — Fort Montgomery

• Score: 68/100
• State rank: #531
• US rank: #9569

Category grades

Amenities F Commute F 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

• Census place: Fort Montgomery, NY
• Population (ZIP): 1,072

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 11% Two or more races 6% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 12% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -1.08%
• Current HPI: 289.0685
• 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

+453.8% since first listed

15 events — show timeline

• 2026-04-13 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $759,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Listed $679,000 OneKey® MLS as Distributed by MLS Grid
• 2005-04-11 Sold (Public Records) $154,900 Public Records
• 2005-03-14 Sold (MLS) $154,900 HGMLS
• 2005-01-24 Delisted — HGMLS
• 2004-08-17 Listed $154,900 HGMLS
• 2003-06-10 Sold (Public Records) $126,211 Public Records

Property tax history

+1.4%/yr

Latest (2025): $14,756 · +1.3% YoY. Source: county tax records.