11 Oakdale Rd · Shrub Oak, NY 10579

$399,000

2 bd · 1.0 ba · 722 sqft · SingleFamily public records · 111 Days on market

Built 1950 8,964 sqft lot Est $399k · 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +6.5/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Lake house living just north of the city. Rustic lake house updated with a modern industrial vibe. Kitchen w/granite counters & s/s appliances. Living Room w/high ceiling & wood stove adding warmth & ambience on those chilly nights. Additional Loft area, w/wood ladder originally from The NY Public Library, provides extra space. Bathroom w/unique leathered granite vanity, waterfall faucet, copper sink & gorgeous custom tiled shower. 2 Bedrooms. Elegant French sliding doors invite you out to your gracious outdoor space. The large covered deck w/3 skylights is great for entertaining. The backyard has a cozy fire pit to gather around & admire your stunning views of Oscawana Lake. Stroll down to the private beach to swim, fish, kayak, boat or just relax. Great home for everyday life or perfect weekend getaway. Come discover Putnam Valley & explore nearby Fahnestock State Park or go antiquing in Cold Spring. Convenient commute,only 4mi. to Taconic State Pkwy. 13mi. to Metro North.

Key facts

• Lake views
• Outdoor fire pit
• Exceptional privacy

Tags

• LAKE VIEWS
• ACCESS TO LAKE OSCAWANA
• OVERSIZED COVERED PORCH
• OUTDOOR FIRE PIT
• QUIET DEAD-END STREET
• EXCEPTIONAL PRIVACY

Property features AI

Exterior

• Parking: Driveway
• Utilities: NYSEG electric service; Septic tank; Cable available; Electricity connected; Propane
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Covered porch; Deck; Vinyl siding; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Stainless steel appliances
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ductless cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Cathedral ceilings; Ceiling fans; Chandelier; Wired for sound; Unfinished basement
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-607 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (19.5% below list).
• Recommended offer: $292k (26.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#342 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Putnam Valley Central School District (suburban): math 73% / reading 71% proficiency, ranked #91 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Putnam Valley Elementary School (math 87% / reading 82%, grade A+, #93 of 2,108 statewide, top 6%, 554 students, 19% FRL); Putnam Valley Middle School (math 57% / reading 65%, grade B+, #150 of 729 statewide, top 21%, 473 students, 17% FRL); Putnam Valley High School (math 92% / reading 24%, grade C, #879 of 1,100 statewide, top 80%, 503 students, 23% FRL).
• Market conditions: 54 active listings in the ZIP; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $291,711 (26.9% 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 111 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $399,266
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Oakdale Rd	0.00mi	2/1.0	722 (0%)	1mo	$399,000	$553	99
29 Pine Hollow Rd	0.03mi	1/1.0 (-1)	680 (-6%)	24mo	$285,000	$419	64

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $178,910
• Equity at exit: $359,451

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $557,848
• Equity at exit: $775,169

Cash invested: $111,720 (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 10579

• Home prices YoY: 4.0%
• Active inventory: 54
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,211 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$885 /mo · $10,620/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-607

Break-even live

Break-even rent $3,979

Max offer price $291,711

Occupancy floor —

Sensitivity live

Price	-10% $-381	-5% $-494	+0% $-607	+5% $-720	+10% $-833
Rent	-10% $-861	-5% $-734	+0% $-607	+5% $-481	+10% $-354
Rate	-1.0pp $-406	-0.5pp $-506	base $-607	+0.5pp $-711	+1.0pp $-816

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-14
   status Pending
2. 2026-02-20
   status Active
3. 2026-01-27
   price $399,000
4. 2025-12-15
   listed $419,000 Active
5. 2022-12-14
   soldstatus $349,000
6. 2022-12-09
   soldstatus $349,000 Closed 1013-char remark

   Show marketing remark (1013 chars)

   Lake house living just north of the city. Rustic lake house updated with a modern industrial vibe. Kitchen w/granite counters & s/s appliances. Living Room w/high ceiling & wood stove adding warmth & ambience on those chilly nights. Additional Loft area, w/wood ladder originally from The NY Public Library, provides extra space. Bathroom w/unique leathered granite vanity, waterfall faucet, copper sink & gorgeous custom tiled shower. 2 Bedrooms. Elegant French sliding doors invite you out to your gracious outdoor space. The large covered deck w/3 skylights is great for entertaining. The backyard has a cozy fire pit to gather around & admire your stunning views of Oscawana Lake. Stroll down to the private beach to swim, fish, kayak, boat or just relax. Great home for everyday life or perfect weekend getaway. Come discover Putnam Valley & explore nearby Fahnestock State Park or go antiquing in Cold Spring. Convenient commute,only 4mi. to Taconic State Pkwy. 13mi. to Metro North.

7. 2022-10-23
   status Pending 1013-char remark

   Show marketing remark (1013 chars)

   Lake house living just north of the city. Rustic lake house updated with a modern industrial vibe. Kitchen w/granite counters & s/s appliances. Living Room w/high ceiling & wood stove adding warmth & ambience on those chilly nights. Additional Loft area, w/wood ladder originally from The NY Public Library, provides extra space. Bathroom w/unique leathered granite vanity, waterfall faucet, copper sink & gorgeous custom tiled shower. 2 Bedrooms. Elegant French sliding doors invite you out to your gracious outdoor space. The large covered deck w/3 skylights is great for entertaining. The backyard has a cozy fire pit to gather around & admire your stunning views of Oscawana Lake. Stroll down to the private beach to swim, fish, kayak, boat or just relax. Great home for everyday life or perfect weekend getaway. Come discover Putnam Valley & explore nearby Fahnestock State Park or go antiquing in Cold Spring. Convenient commute,only 4mi. to Taconic State Pkwy. 13mi. to Metro North.

8. 2022-10-03
   listed $349,900 Active 1013-char remark

   Show marketing remark (1013 chars)

   Lake house living just north of the city. Rustic lake house updated with a modern industrial vibe. Kitchen w/granite counters & s/s appliances. Living Room w/high ceiling & wood stove adding warmth & ambience on those chilly nights. Additional Loft area, w/wood ladder originally from The NY Public Library, provides extra space. Bathroom w/unique leathered granite vanity, waterfall faucet, copper sink & gorgeous custom tiled shower. 2 Bedrooms. Elegant French sliding doors invite you out to your gracious outdoor space. The large covered deck w/3 skylights is great for entertaining. The backyard has a cozy fire pit to gather around & admire your stunning views of Oscawana Lake. Stroll down to the private beach to swim, fish, kayak, boat or just relax. Great home for everyday life or perfect weekend getaway. Come discover Putnam Valley & explore nearby Fahnestock State Park or go antiquing in Cold Spring. Convenient commute,only 4mi. to Taconic State Pkwy. 13mi. to Metro North.

9. 2014-01-27
   price $99,900 143-char remark

   Show marketing remark (143 chars)

   Handyman Special. .. Perfect For Contractors Or Someone Wanting A Summer Cottage On Lake Oscawana. In Need Of Total Rehab And Being Sold As Is!

10. 2003-07-16
    soldstatus $110,000
11. 2003-06-19
    soldstatus $110,000 143-char remark

    Show marketing remark (143 chars)

    Handyman Special. .. Perfect For Contractors Or Someone Wanting A Summer Cottage On Lake Oscawana. In Need Of Total Rehab And Being Sold As Is!

12. 2003-06-03
    historical 143-char remark

    Show marketing remark (143 chars)

    Handyman Special. .. Perfect For Contractors Or Someone Wanting A Summer Cottage On Lake Oscawana. In Need Of Total Rehab And Being Sold As Is!

13. 2003-04-24
    listed $110,000 143-char remark

    Show marketing remark (143 chars)

    Handyman Special. .. Perfect For Contractors Or Someone Wanting A Summer Cottage On Lake Oscawana. In Need Of Total Rehab And Being Sold As Is!

ⓘ 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: $10,620 · $885/mo
• Projected year-2 tax: $10,620 · $885/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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,527
• − Mortgage interest: −$22,350
• − Property taxes: −$10,620
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,082
• − Management: −$3,082
• − Depreciation: −$11,607
• Taxable loss: −$14,210
• Est. tax savings @ 24.0%: +$3,410
• After-tax cash flow: $-3,878/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: Putnam Valley Central School District
• NCES district ID: 3624000
• Math proficiency: 73% ▬ 0.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $94,086
• Composite: 65.26/100
• National rank: #491
• State rank: #91 of 590 in NY

Livability — Shrub Oak

• Score: 72/100
• State rank: #342
• US rank: #5781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,081
• Population (ZIP): 8,825

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Iranian 3% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 9% Arabic 3% Other Indo-European 2%

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: ▲ 10.42%
• Current HPI: 269.3211
• 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

+262.7% since first listed

13 events — show timeline

• 2026-04-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-14 Sold (Public Records) $349,000 Public Records
• 2022-12-09 Sold (MLS) $349,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-10-03 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $99,900 HGMLS
• 2003-07-16 Sold (Public Records) $110,000 Public Records
• 2003-06-19 Sold (MLS) $110,000 HGMLS
• 2003-06-03 Delisted — HGMLS
• 2003-04-24 Listed $110,000 HGMLS

Property tax history

+15.9%/yr

Latest (2025): $10,620 · +2.7% YoY. Source: county tax records.