55 West St · Highland Falls, NY 10928

$399,999

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 42 Days on market

Built 1890 4,982 sqft lot $285/sqft · 12% below area Est $453k · 12% under

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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 +12.8/15.0
• Appreciation +9.8/10.0
• Cash flow +4.9/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks

Gorgeous views from the expanded front porch are just the beginning of all the wonderful things this 3 bedroom 2 bath home offers! Welcome home to 55 West St. Highland Falls NY! This beautiful home offers a huge updated country kitchen with everyday dining and laundry! Spacious living room with wood floors and large windows that make it nice and bright! The Primary Bedroom is located on the first floor and offers huge closets and is adjacent to the main updated bathroom on the first floor; The second floor offers 2 bedrooms, 1 bathroom w/ pull down stairs to the attic for ample storage. More storage is in the basement and under the deck! Oil heat, public water, sewer (TOH) trash pick up is

Key facts

• 4,982 sq ft lot
• Built 1890
• Listed 41 days

Property features AI

Exterior

• Parking: No carport; Other parking features
• Utilities: Public sewer; Cable available; Electricity available; Sewer connected; Public trash collection; Electric service by Orange & Rockland
• Home design: Single family residence
• Construction: Frame and other construction materials; Other foundation details
• Exterior features: Frame construction; Other construction details; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Master bedroom located downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Primary bathroom; Master suite on the first floor; Two levels; 8 total rooms; Basement with storage, unfinished space and walk-out access; Attic with pull-down stairs
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-961 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (32.7% below list).
• Recommended offer: $230k (42.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#335 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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.
• Zoned schools: Highland Falls Intermediate School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 324 students, 56% FRL); James I O'Neill High School (math 87% / reading 70%, grade A-, #568 of 1,100 statewide, top 52%, 424 students, 30% FRL).
• Market conditions: 18 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $248k; list at $400k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,211 (42.4% 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 42 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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. 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?
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: 0.67% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.30%
• DSCR: 0.54
• GRM: 12.4

CMA / ARV

• ARV (median comp): $453,401
• List price: $399,999
• Delta: -11.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Lake St	0.18mi	3/1.5	1,524 (+8%)	2mo	$412,000	$270	74
65 Church St	0.18mi	2/1.5 (-1)	1,322 (-6%)	5mo	$352,000	$266	71
16 Mountain Ave	0.43mi	4/2.0 (+1)	1,318 (-6%)	6mo	$435,000	$330	56
8 Fostoria St	0.54mi	4/2.5 (+1)	1,309 (-7%)	6mo	$315,000	$241	47
7 Maple Ave	0.51mi	2/1.0 (-1)	1,360 (-3%)	24mo	$412,000	$303	46
4 Oak Ave	0.51mi	3/1.0	1,196 (-15%)	12mo	$400,000	$334	42

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

Projected returns pro-forma

9.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.33×
• Total profit: $148,567
• Equity at exit: $351,513

10-year hold

• IRR: 15.7%
• Equity multiple: 5.32×
• Total profit: $484,010
• Equity at exit: $748,837

Cash invested: $112,000 (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 10928

• Home prices YoY: 3.5%
• Active inventory: 18
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,692 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$824 /mo · $9,887/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-961

Break-even live

Break-even rent $3,909

Max offer price $230,211

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Church St Unit B Highland Falls, NY	3.0	2.5	1600	$3,200	$2.00	14d	1	0.19mi
51 Schneider Ave Unit 2A Highland Falls, NY	3.0	1.0	900	$2,795	$3.11	14d	1	0.24mi
3 Muller Ave Highland Falls, NY	3.0	1.5	1836	$2,800	$1.53	14d	1	0.24mi
29 Tobins Ln #1 Highland Falls, NY	3.0	1.0	1000	$2,850	$2.85	23d	1	0.26mi
44 Center St Unit 1 Highland Falls, NY	3.0	1.0	975	$2,050	$2.10	14d	1	0.31mi
11 Center St Unit 1 Highland Falls, NY	2.0	1.0	1150	$1,800	$1.57	14d	1	0.36mi

Listing history 43 events

1. 2026-06-18
   days on market $399,999 Active 42 DOM
2. 2026-06-17
   days on market $399,999 Active 41 DOM
3. 2026-06-16
   days on market $399,999 Active 40 DOM
4. 2026-06-15
   days on market $399,999 Active 39 DOM
5. 2026-06-14
   days on market $399,999 Active 37 DOM
6. 2026-06-10
   days on market $399,999 Active 34 DOM
7. 2026-06-09
   days on market $399,999 Active 33 DOM
8. 2026-06-08
   days on market $399,999 Active 32 DOM
9. 2026-06-07
   days on market $399,999 Active 31 DOM
10. 2026-06-05
    days on market $399,999 Active 28 DOM
11. 2026-06-03
    days on market $399,999 Active 27 DOM
12. 2026-06-02
    days on market $399,999 Active 26 DOM
13. 2026-06-01
    days on market $399,999 Active 25 DOM
14. 2026-05-31
    days on market $399,999 Active 24 DOM
15. 2026-05-30
    days on market $399,999 Active 23 DOM
16. 2026-05-08
    listed $399,999 Active 1310-char remark
17. 2026-05-08
    historical $399,999 1310-char remark
18. 2019-03-27
    historical
19. 2019-03-11
    price $219,000
20. 2019-02-27
    listed $229,000 Active
21. 2015-03-01
    historical Expired
22. 2015-02-28
    historical
23. 2014-05-24
    listed $275,000
24. 2014-05-24
    listed Active
25. 2014-01-23
    historical
26. 2014-01-23
    historical
27. 2013-07-23
    listed
28. 2013-07-23
    listed $275,000
29. 2005-12-19
    soldstatus $247,500
30. 2005-10-19
    soldstatus $247,500
31. 2005-09-15
    price $249,900
32. 2005-09-15
    historical
33. 2005-06-25
    listed $247,500
34. 2004-01-07
    soldstatus $189,000
35. 2003-07-29
    soldstatus $189,900
36. 2003-05-26
    historical
37. 2003-03-25
    listed $189,900
38. 1999-07-28
    soldstatus $97,500
39. 1999-07-21
    soldstatus $97,500
40. 1999-06-08
    price $100,000
41. 1999-06-08
    historical
42. 1998-07-28
    listed $97,500
43. 1983-12-27
    soldstatus $51,000

ⓘ 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: $9,887 · $824/mo
• Projected year-2 tax: $9,887 · $824/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 5/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $32,310
• − Mortgage interest: −$22,406
• − Property taxes: −$9,887
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$11,636
• Taxable loss: −$18,789
• Est. tax savings @ 24.0%: +$4,509
• After-tax cash flow: $-7,024/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 — Highland Falls

• Score: 73/100
• State rank: #335
• US rank: #5653

Category grades

Amenities F Commute F Cost of living D 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: Highland Falls, NY
• Population (ZIP): 5,273

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 30% Two or more races 21% Black 16% Asian 5%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1% Dominican 12%
• Common ancestry: Hispanic 6% Romanian 3% Scotch-Irish 3%
• Foreign-born: 19% · Canada, China
• Languages at home: 72% English-only · Spanish 16% French/Haitian/Cajun 6% Chinese 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: ▲ 9.70%
• Current HPI: 284.3368
• 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

+684.3% since first listed

28 events — show timeline

• 2026-05-08 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $399,999 OneKey® MLS as Distributed by MLS Grid
• 2019-03-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-03-11 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-27 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-01 Delisted — HGMLS
• 2015-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-05-24 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-24 Listed — HGMLS
• 2014-01-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-01-23 Delisted — HGMLS
• 2013-07-23 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2013-07-23 Listed — HGMLS
• 2005-12-19 Sold (Public Records) $247,500 Public Records
• 2005-10-19 Sold (MLS) $247,500 HGMLS
• 2005-09-15 Delisted — HGMLS
• 2005-09-15 Price Changed $249,900 HGMLS
• 2005-06-25 Listed $247,500 HGMLS
• 2004-01-07 Sold (Public Records) $189,000 Public Records
• 2003-07-29 Sold (MLS) $189,900 HGMLS
• 2003-05-26 Delisted — HGMLS
• 2003-03-25 Listed $189,900 HGMLS
• 1999-07-28 Sold (Public Records) $97,500 Public Records
• 1999-07-21 Sold (MLS) $97,500 HGMLS
• 1999-06-08 Delisted — HGMLS
• 1999-06-08 Price Changed $100,000 HGMLS
• 1998-07-28 Listed $97,500 HGMLS
• 1983-12-27 Sold (Public Records) $51,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $9,887 · +40.4% YoY. Source: county tax records.