10 Oakwood Ter #65 · New Windsor, NY 12553

$134,900

1 bd · 1.0 ba · 960 sqft · Condo · 45 Days on market

Built 1960 $141/sqft · 15% below area Est $160k · 15% under $664/mo HOA · 33% of rent

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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).

• ARV discount +14.5/15.0
• Cash flow +13.1/30.0
• 1% rule +9.9/10.0
• DSCR +3.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why Rent when you can own this immaculate top floor unit at Oakwood Terrace! This inviting and spacious 1 bedroom and 1 bathroom unit has been freshly painted and meticulously maintained. Steps to the pool, laundry, and parking, this unit will not disappoint!

Key facts

• Community pool
• Landscaped grounds
• Private balcony

Tags

• PRIVATE BALCONY
• ON-SITE LAUNDRY
• INCLUDED STORAGE UNIT
• COMMUNITY POOL
• LANDSCAPED GROUNDS

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $664; Association fee includes common area maintenance, exterior maintenance, grounds care, pool service, snow removal, trash, and water

Exterior

• Parking: Off-street parking; Parking lot
• Utilities: Public sewer; Cable available
• Home design: Stock Cooperative; Entry level is 1
• Construction: Block construction
• Exterior features: Block construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 total rooms (bedroom count not specified separately)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (0.5% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.8% in New Windsor — 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 68/100 on livability (#529 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment B+; Watch: crime C-, cost of living D+, amenities F.
• Newburgh City School District (suburban): math 33% / reading 48% proficiency, ranked #500 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: New Windsor School (math 47% / reading 52%, grade D, #1,085 of 2,108 statewide, top 56%, 418 students, 60% FRL); Newburgh Free Academy (math 76% / reading 85%, grade A, #506 of 1,100 statewide, top 46%, 3,433 students, 56% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 65% at this address vs 40% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Newburgh City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 169 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($131k) 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 $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $159,568
• List price: $134,900
• Delta: -15.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-21,727
• Equity at exit: $20,114

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-17,532
• Equity at exit: $11,664

Cash invested: $37,772 (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 12553

• Home prices YoY: -31.7%
• Active inventory: 169
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$664
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-5

Break-even live

Break-even rent $2,021

Max offer price $134,205

Occupancy floor 95%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Cross St New Windsor, NY	2.0	1.0	992	$2,250	$2.27	43d	1	0.52mi
40 Cedar Ln Unit 9 New Windsor, NY	1.0	1.0	770	$1,700	$2.21	13d	1	0.69mi
810 Blooming Grove Tpke New Windsor, NY	1.0	1.0	680	$1,875	$2.76	13d	2	1.14mi
276 Temple Hill Rd New Windsor, NY	1.0–2.0	1.0–1.5	1048	$1,795	$1.71	13d	2	1.14mi
2201 Vails Gate Heights Dr Vails Gate, NY	1.0–2.0	1.0	897	$1,995	$2.22	13d	9	1.27mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	43d	1	1.43mi

HOA detail condo

• Monthly dues: $664 · $7,968/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $134,900 Active 45 DOM
2. 2026-06-17
   days on market $134,900 Active 44 DOM
3. 2026-06-16
   days on market $134,900 Active 43 DOM
4. 2026-06-15
   days on market $134,900 Active 42 DOM
5. 2026-06-14
   days on market $134,900 Active 40 DOM
6. 2026-06-13
   days on market $134,900 Active 39 DOM
7. 2026-06-10
   days on market $134,900 Active 37 DOM
8. 2026-06-09
   days on market $134,900 Active 36 DOM
9. 2026-06-08
   days on market $134,900 Active 35 DOM
10. 2026-06-07
    days on market $134,900 Active 34 DOM
11. 2026-06-03
    days on market $134,900 Active 30 DOM
12. 2026-06-02
    days on market $134,900 Active 29 DOM
13. 2026-06-01
    days on market $134,900 Active 28 DOM
14. 2026-05-31
    days on market $134,900 Active 27 DOM
15. 2026-05-30
    days on market $134,900 Active 26 DOM
16. 2026-05-04
    status Active
17. 2026-05-04
    historical
18. 2026-05-04
    listed $134,900 Active 772-char remark
19. 2026-04-28
    historical
20. 2025-10-29
    price $139,000
21. 2025-09-21
    listed $144,000 Active
22. 2022-01-07
    soldstatus $99,900 Closed

    Show marketing remark (259 chars)

    Why Rent when you can own this immaculate top floor unit at Oakwood Terrace! This inviting and spacious 1 bedroom and 1 bathroom unit has been freshly painted and meticulously maintained. Steps to the pool, laundry, and parking, this unit will not disappoint!

23. 2021-08-27
    status Pending

    Show marketing remark (259 chars)

    Why Rent when you can own this immaculate top floor unit at Oakwood Terrace! This inviting and spacious 1 bedroom and 1 bathroom unit has been freshly painted and meticulously maintained. Steps to the pool, laundry, and parking, this unit will not disappoint!

24. 2021-07-06
    listed $99,900 Active

    Show marketing remark (259 chars)

    Why Rent when you can own this immaculate top floor unit at Oakwood Terrace! This inviting and spacious 1 bedroom and 1 bathroom unit has been freshly painted and meticulously maintained. Steps to the pool, laundry, and parking, this unit will not disappoint!

25. 2014-09-03
    price $42,000 Sold
26. 2014-09-03
    soldstatus $42,000 Sold
27. 2014-08-08
    historical Pending
28. 2014-08-08
    price $45,000
29. 2014-04-30
    price $45,000
30. 2014-04-25
    status Active
31. 2014-04-08
    historical Expired
32. 2014-04-05
    listed $59,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $24,174
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$7,968
• − Depreciation: −$3,924
• Taxable loss: −$1,841
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $384/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: Newburgh City School District
• NCES district ID: 3620700
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $56,387
• Composite: 35.46/100
• National rank: #4927
• State rank: #500 of 590 in NY

Livability — New Windsor

• Score: 68/100
• State rank: #529
• US rank: #9423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Windsor, NY
• County: Orange County · 267,004 people
• City population: 27,384
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 27,384
• Household income: $92,757
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 960.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 27% Black 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 5%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Chinese 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: ▼ -145.96%
• Current HPI: 314.8506
• 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

+125.2% since first listed

17 events — show timeline

• 2026-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-21 Listed $144,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-07 Sold (MLS) $99,900 OneKey® MLS as Distributed by MLS Grid
• 2021-08-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Listed $99,900 OneKey® MLS as Distributed by MLS Grid
• 2014-09-03 Sold (MLS) $42,000 HGMLS
• 2014-09-03 Price Changed $42,000 HGMLS
• 2014-08-08 Contingent — HGMLS
• 2014-08-08 Price Changed $45,000 HGMLS
• 2014-04-30 Price Changed $45,000 HGMLS
• 2014-04-25 Relisted — HGMLS
• 2014-04-08 Delisted — HGMLS
• 2014-04-05 Listed $59,900 HGMLS