30 Sycamore Ct · Woodbury, NY 10930

$379,900

3 bd · 2.0 ba · 1,518 sqft · Townhouse public records · 38 Days on market

Built 1986 960 sqft lot $250/sqft · 20% below area Est $473k · 20% under $275/mo HOA · 8% of rent

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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 +7.3/30.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

Key facts

• Semi-open layout
• Added privacy
• Extra yard space

Tags

• CORNER LOT
• SEMI-OPEN LAYOUT
• EXTRA YARD SPACE
• ADDED PRIVACY
• WOODBURY RECREATION FACILITIES
• MONROE-WOODBURY SCHOOLS

Property features AI

Finance

• HOA & community: Homeowner association with monthly fee of $275; Association amenities include clubhouse and park; HOA fee covers common area maintenance and other services

Exterior

• Parking: 1 parking space; 1-car garage; Parking lot
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Private trash collection
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Includes first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Full attic
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $-509 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (10.5% below list).
• Recommended offer: $290k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 1.9% in Woodbury — 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 66/100 on livability (#663 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Monroe-Woodbury Central School District (suburban): math 50% / reading 56% proficiency, ranked #250 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Smith Clove Elementary School (458 students, 56% FRL); Monroe-Woodbury Middle School (math 28% / reading 50%, grade F, #433 of 729 statewide, top 60%, 1,584 students, 40% FRL); Monroe-Woodbury High School (math 98% / reading 95%, grade A+, #56 of 1,100 statewide, top 5%, 2,353 students, 33% FRL) — zoned schools average 43% FRL vs 15% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 68% at this address vs 53% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Monroe-Woodbury Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 82 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% of the median local income ($120k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $195k; list at $380k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,919 (23.7% 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 38 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 9.3

CMA / ARV

• ARV (median comp): $472,770
• List price: $379,900
• Delta: -19.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Fox Meadow Dr	0.09mi	3/3.5	1,505 (-1%)	11mo	$485,000	$322	79
6 Horizon Ct	0.21mi	3/2.5	1,569 (+3%)	13mo	$485,000	$309	72
7 Helene Cir	0.07mi	3/2.0	1,409 (-7%)	18mo	$430,000	$305	70
3 Highview Ct	0.19mi	3/2.5	1,569 (+3%)	18mo	$430,000	$274	68
8 Horizon Ct	0.21mi	3/2.5	1,569 (+3%)	18mo	$460,000	$293	68
16 Terra Ct	0.26mi	3/2.5	1,575 (+4%)	16mo	$348,500	$221	67
17 Rockridge Dr	0.17mi	2/2.5 (-1)	1,569 (+3%)	16mo	$415,000	$264	66
8 Canyon Ct	0.24mi	3/2.5	1,569 (+3%)	19mo	$430,000	$274	65
17 Cherry Ct	0.12mi	3/2.5	1,704 (+12%)	11mo	$420,000	$246	63
11 Plum Ct	0.13mi	3/2.5	1,363 (-10%)	15mo	$425,000	$312	63
27 Butternut Ct	0.11mi	2/2.0 (-1)	1,380 (-9%)	16mo	$403,000	$292	62
7 Ash Ct	0.16mi	3/3.0	1,380 (-9%)	18mo	$400,000	$290	58

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

Projected returns pro-forma

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

5-year hold

• IRR: -26.0%
• Equity multiple: 0.12×
• Total profit: $-93,601
• Equity at exit: $56,644

10-year hold

• IRR: -22.3%
• Equity multiple: -0.14×
• Total profit: $-121,650
• Equity at exit: $32,847

Cash invested: $106,372 (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 10930

• Home prices YoY: -15.8%
• Active inventory: 82
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,399 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$769 /mo · $9,229/yr
• Insurance: −$158
• HOA: −$275
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-509

Break-even live

Break-even rent $4,044

Max offer price $289,919

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Fillmore Ct Highland Mills, NY	3.0	1.5	1836	$3,300	$1.80	21d	1	0.41mi
19 Mountainview Dr Highland Mills, NY	4.0	1.5	1622	$3,500	$2.16	23d	1	0.53mi
468 State Route 32 Highland Mills, NY	3.0	2.5	1722	$2,250	$1.31	21d	1	0.82mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-18
   days on market $379,900 Active 38 DOM
2. 2026-06-17
   days on market $379,900 Active 37 DOM
3. 2026-06-16
   days on market $379,900 Active 36 DOM
4. 2026-06-15
   days on market $379,900 Active 35 DOM
5. 2026-06-14
   days on market $379,900 Active 33 DOM
6. 2026-06-10
   days on market $379,900 Active 30 DOM
7. 2026-06-09
   days on market $379,900 Active 29 DOM
8. 2026-06-08
   days on market $379,900 Active 28 DOM
9. 2026-06-07
   days on market $379,900 Active 27 DOM
10. 2026-06-05
    days on market $379,900 Active 24 DOM
11. 2026-06-03
    days on market $379,900 Active 23 DOM
12. 2026-06-02
    pricedays on market $379,900 Active 22 DOM
13. 2026-06-01
    days on market $390,000 Active 21 DOM
14. 2026-05-31
    days on market $390,000 Active 20 DOM
15. 2026-05-30
    days on market $390,000 Active 19 DOM
16. 2026-05-11
    listed $390,000 Active 1064-char remark
17. 2026-04-23
    historical
18. 2025-10-28
    status Active
19. 2025-10-25
    listed $375,000 Active
20. 2025-10-22
    historical
21. 2018-12-11
    soldstatus $195,000
22. 2018-11-08
    soldstatus $195,000 Sold

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

23. 2018-08-17
    historical Pending

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

24. 2018-07-21
    price $199,500

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

25. 2018-05-23
    price $205,000

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

26. 2018-05-05
    price $214,900

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

27. 2018-04-18
    price $219,900

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

28. 2018-03-15
    listed $224,900 Active

    Show marketing remark (374 chars)

    Spacious 3 Bedroom, 2 Bath Townhouse in Timber Ridge. Features include: Cathedral Ceilings, Fireplace, Private Deck, Garage, Community Clubhouse and an In-ground pool. Pet Friendly Complex. Close to Park, Shopping (Woodbury Common Factory Outlets) and Transportation. Monroe-Woodbury Schools & Woodbury Recreation. Additional Information: ParkingFeatures:1 Car Detached,

29. 2015-07-02
    historical Expired
30. 2015-07-01
    historical
31. 2015-05-11
    price
32. 2015-04-29
    price
33. 2015-03-23
    price
34. 2014-11-02
    listed Active
35. 2014-11-01
    listed $199,900
36. 1996-11-27
    soldstatus $113,500

ⓘ 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: $9,229 · $769/mo
• Projected year-2 tax: $9,229 · $769/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 8 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,789
• − Mortgage interest: −$21,280
• − Property taxes: −$9,229
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − HOA: −$3,300
• − Depreciation: −$11,052
• Taxable loss: −$12,498
• Est. tax savings @ 24.0%: +$3,000
• After-tax cash flow: $-3,113/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: Monroe-Woodbury Central School District
• NCES district ID: 3619650
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $104,681
• Composite: 50.48/100
• National rank: #1855
• State rank: #250 of 590 in NY

Livability — Woodbury

• Score: 66/100
• State rank: #663
• US rank: #11975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, NY
• County: Orange County · 267,004 people
• City population: 9,402
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 9,569
• Household income: $120,098
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 104.0

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 27% Two or more races 16% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 14% Dominican 5%
• Common ancestry: Romanian 7% Scandinavian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 11% German/W. Germanic 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: ▼ -50.76%
• Current HPI: 271.431
• Rent YoY: —
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• 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

+234.7% since first listed

22 events — show timeline

• 2026-06-01 Price Changed $379,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-25 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2018-12-11 Sold (Public Records) $195,000 Public Records
• 2018-11-08 Sold (MLS) $195,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-17 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-07-21 Price Changed $199,500 OneKey® MLS as Distributed by MLS Grid
• 2018-05-23 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-05 Price Changed $214,900 OneKey® MLS as Distributed by MLS Grid
• 2018-04-18 Price Changed $219,900 OneKey® MLS as Distributed by MLS Grid
• 2018-03-15 Listed $224,900 OneKey® MLS as Distributed by MLS Grid
• 2015-07-02 Delisted — HGMLS
• 2015-07-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-05-11 Price Changed — HGMLS
• 2015-04-29 Price Changed — HGMLS
• 2015-03-23 Price Changed — HGMLS
• 2014-11-02 Listed — HGMLS
• 2014-11-01 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 1996-11-27 Sold (Public Records) $113,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $9,229 · +1.1% YoY. Source: county tax records.