31 Deer Ridge Rd · West Point, NY 10524

$725,000

3 bd · 2.5 ba · 1,930 sqft · SingleFamily public records · 27 Days on market

Built 1986 2.77 ac lot $376/sqft · 25% above area Est $900k · 19% 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 +15.0/15.0
• Cash flow +8.2/30.0
• Schools +6.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 2.8-acre this meticulously maintained contemporary raised ranch—proudly owned by its original? owners—offers a seamless blend of comfort and style. Enjoy a treehouse-like setting, where every window frames a picturesque view of the surrounding nature. Upon entering, you'll be captivated by the spacious living room, dining room and eat in kitchen offering vaulted cedar ceilings and an abundant amount of custom skylights and windows throughout the home offering lots of natural light and enhancing the home's bright and welcoming ambiance. Retreat to the primary suite including en-suite bath with shower, while two additional bedrooms and a full hall bath complete the main level. The lower level offers a large recreation room, den/office, bath, laundry, and generous storage space. Additional highlights include central air (2024), central vacuum, roof approximately 8 years old with 40-year shingles, 6 year old well pump, oversized 2-car garage, and an outdoor shed. Enjoy the perfect balance of privacy and convenience—in under 15 minutes you can enjoy the charming Village of Cold Spring and Garrison, known for boutique shopping, dining, and Hudson River views plus ideally located 5 miles to the Garrison Metro North Train Station.

Key facts

• Picturesque view
• Custom skylights
• Primary suite

Tags

• TREEHOUSE-LIKE SETTING
• PICTURESQUE VIEW
• VAULTED CEDAR CEILINGS
• CUSTOM SKYLIGHTS
• NATURAL LIGHT
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $-672 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $606k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $522k (28.0% below list).
• Recommended offer: $522k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#839 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing B; Watch: amenities F, commute F, cost of living F.
• Garrison Union Free School District (rural): math 70% / reading 70% proficiency, ranked #117 of 755 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($714k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.

Risks & watch-outs

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

Recommended offer $522,025 (28.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.72% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.6

CMA / ARV

• ARV (median comp): $900,000
• List price: $725,000
• Delta: -19.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-160,309
• Equity at exit: $108,100

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-194,889
• Equity at exit: $62,685

Cash invested: $203,000 (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 10524

• Home prices YoY: -10.3%
• Active inventory: 45
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $5,220 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$692 /mo · $8,298/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $-672

Break-even live

Break-even rent $6,070

Max offer price $606,360

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   status Pending 1273-char remark

   Show marketing remark (1273 chars)

   Nestled on 2.8-acre this meticulously maintained contemporary raised ranch—proudly owned by its original? owners—offers a seamless blend of comfort and style. Enjoy a treehouse-like setting, where every window frames a picturesque view of the surrounding nature. Upon entering, you'll be captivated by the spacious living room, dining room and eat in kitchen offering vaulted cedar ceilings and an abundant amount of custom skylights and windows throughout the home offering lots of natural light and enhancing the home's bright and welcoming ambiance. Retreat to the primary suite including en-suite bath with shower, while two additional bedrooms and a full hall bath complete the main level. The lower level offers a large recreation room, den/office, bath, laundry, and generous storage space. Additional highlights include central air (2024), central vacuum, roof approximately 8 years old with 40-year shingles, 6 year old well pump, oversized 2-car garage, and an outdoor shed. Enjoy the perfect balance of privacy and convenience—in under 15 minutes you can enjoy the charming Village of Cold Spring and Garrison, known for boutique shopping, dining, and Hudson River views plus ideally located 5 miles to the Garrison Metro North Train Station.

2. 2026-04-08
   listed $725,000 Active 1273-char remark

   Show marketing remark (1273 chars)

   Nestled on 2.8-acre this meticulously maintained contemporary raised ranch—proudly owned by its original? owners—offers a seamless blend of comfort and style. Enjoy a treehouse-like setting, where every window frames a picturesque view of the surrounding nature. Upon entering, you'll be captivated by the spacious living room, dining room and eat in kitchen offering vaulted cedar ceilings and an abundant amount of custom skylights and windows throughout the home offering lots of natural light and enhancing the home's bright and welcoming ambiance. Retreat to the primary suite including en-suite bath with shower, while two additional bedrooms and a full hall bath complete the main level. The lower level offers a large recreation room, den/office, bath, laundry, and generous storage space. Additional highlights include central air (2024), central vacuum, roof approximately 8 years old with 40-year shingles, 6 year old well pump, oversized 2-car garage, and an outdoor shed. Enjoy the perfect balance of privacy and convenience—in under 15 minutes you can enjoy the charming Village of Cold Spring and Garrison, known for boutique shopping, dining, and Hudson River views plus ideally located 5 miles to the Garrison Metro North Train Station.

3. 2007-11-21
   historical
4. 2007-08-27
   listed
5. 2006-06-03
   historical
6. 2005-12-03
   listed

ⓘ 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: $8,298 · $692/mo
• Projected year-2 tax: $10,275 · $856/mo
• Expected delta: +$1,977/yr (+$165/mo · 23.8%)

ⓘ 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 ≥99°F today · 14 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: $62,643
• − Mortgage interest: −$40,611
• − Property taxes: −$8,298
• − Insurance: −$3,625
• − Repairs & maintenance: −$5,011
• − Management: −$5,011
• − Depreciation: −$21,091
• Taxable loss: −$21,005
• Est. tax savings @ 24.0%: +$5,041
• After-tax cash flow: $-3,018/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: Garrison Union Free School District
• NCES district ID: 3611860
• Math proficiency: 70% ▬ 0.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $112,505
• Composite: 66.53/100
• National rank: #910
• State rank: #117 of 755 in NY

Livability — West Point

• Score: 62/100
• State rank: #839
• US rank: #16293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,822
• Population (ZIP): 4,298

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 243.0481
• 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

6 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2007-11-21 Delisted — HGMLS
• 2007-08-27 Listed — HGMLS
• 2006-06-03 Delisted — HGMLS
• 2005-12-03 Listed — HGMLS

Property tax history

+10.8%/yr

Latest (2025): $8,298 · +0.1% YoY. Source: county tax records.