56 Alpine Dr · Woodridge, NY 12789

$235,000

3 bd · 3.5 ba · 2,115 sqft · Townhouse public records · 16 Days on market

Built 1989 4,356 sqft lot Est $286k · 18% under

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Why this score? — see what drove the B- 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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

3 Bedroom townhouse in the Davos Development. Larger back deck for BBQ or just to relax and enjoy those cool summer evenings. Open dining/living room floor plan. 2 bedrooms upstairs with 2 full baths. Finished basement which could be 3rd bedroom and another full bath. Ready to move in. Accepted offer show for backup.

Key facts

• Large deck
• New flooring
• Freshly painted

Tags

• WOOD BURNING FIREPLACE
• LARGE DECK
• FINISHED BASEMENT
• HOME OFFICE
• NEW FLOORING
• FRESHLY PAINTED

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Townhouse; Attached property; Three or more levels; Wood siding; Asphalt shingle roof; Zoned PD; Paved road access
• Construction: Wood siding construction
• Exterior features: Rear porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Water heater
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Fireplace(s); Ceiling fans; Window air conditioning units
• Interior features: Finished full basement; Storage space
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#934 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+, cost of living B+; Watch: schools F, crime F, amenities F.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $75k; list at $235k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $285,525
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Edelweiss Dr	0.06mi	2/2.5 (-1)	2,067 (-2%)	18mo	$280,000	$135	69
46 Alpine Dr	0.04mi	2/2.5 (-1)	2,067 (-2%)	22mo	$255,000	$123	67

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $144,776
• Equity at exit: $211,707

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $413,494
• Equity at exit: $456,553

Cash invested: $65,800 (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 12789

• Home prices YoY: 2.4%
• Active inventory: 26
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$383 /mo · $4,593/yr
• Insurance: −$98
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $262

Break-even live

Break-even rent $2,239

Max offer price $235,000

Occupancy floor 85%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Meadowlark Ln Woodridge, NY	4.0	3.0	2500	$3,000	$1.20	14d	1	0.16mi
29 Meadowlark Ln Unit 1 Woodridge, NY	3.0	4.0	1400	$2,000	$1.43	14d	1	0.16mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $235,000 Pending 16 DOM
2. 2026-06-10
   days on market $235,000 Active Under Contract 15 DOM
3. 2026-06-09
   days on market $235,000 Active Under Contract 14 DOM
4. 2026-06-08
   days on market $235,000 Active Under Contract 13 DOM
5. 2026-06-07
   days on market $235,000 Active Under Contract 12 DOM
6. 2026-06-03
   days on market $235,000 Active Under Contract 8 DOM
7. 2026-06-02
   days on market $235,000 Active Under Contract 7 DOM
8. 2026-06-01
   statusdays on market $235,000 Active Under Contract 6 DOM
9. 2026-05-31
   days on market $235,000 Active 5 DOM
10. 2026-05-31
    days on market $235,000 Active 4 DOM
11. 2026-05-26
    listed $235,000 Active
12. 2020-05-01
    soldstatus $75,000
13. 2020-04-15
    soldstatus $75,000 Closed 320-char remark

    Show marketing remark (320 chars)

    3 Bedroom townhouse in the Davos Development. Larger back deck for BBQ or just to relax and enjoy those cool summer evenings. Open dining/living room floor plan. 2 bedrooms upstairs with 2 full baths. Finished basement which could be 3rd bedroom and another full bath. Ready to move in. Accepted offer show for backup.

14. 2020-03-27
    status Pending 320-char remark

    Show marketing remark (320 chars)

    3 Bedroom townhouse in the Davos Development. Larger back deck for BBQ or just to relax and enjoy those cool summer evenings. Open dining/living room floor plan. 2 bedrooms upstairs with 2 full baths. Finished basement which could be 3rd bedroom and another full bath. Ready to move in. Accepted offer show for backup.

15. 2020-02-06
    status Pending 320-char remark

    Show marketing remark (320 chars)

    3 Bedroom townhouse in the Davos Development. Larger back deck for BBQ or just to relax and enjoy those cool summer evenings. Open dining/living room floor plan. 2 bedrooms upstairs with 2 full baths. Finished basement which could be 3rd bedroom and another full bath. Ready to move in. Accepted offer show for backup.

16. 2019-09-27
    listed $87,500 Active 320-char remark

    Show marketing remark (320 chars)

    3 Bedroom townhouse in the Davos Development. Larger back deck for BBQ or just to relax and enjoy those cool summer evenings. Open dining/living room floor plan. 2 bedrooms upstairs with 2 full baths. Finished basement which could be 3rd bedroom and another full bath. Ready to move in. Accepted offer show for backup.

17. 2007-10-23
    soldstatus $150,000
18. 2007-10-08
    soldstatus $150,000 402-char remark

    Show marketing remark (402 chars)

    Large unit in immaculate condition. All new flooring, paint, appliances, light fixtures, etc. Finsihed basement with full bath. Large front and back deck. Built in storage area in front. Needs no work, move right in! Furniture negotiable. Addenda 2 gas monitor heating systems as well as electric heat. Electric: Circuit Breaker, BasementDescription: Poured, LandFeatures: Mature Trees, Paved Driveway,

19. 2007-10-08
    soldstatus $150,000

    Show marketing remark (402 chars)

    Large unit in immaculate condition. All new flooring, paint, appliances, light fixtures, etc. Finsihed basement with full bath. Large front and back deck. Built in storage area in front. Needs no work, move right in! Furniture negotiable. Addenda 2 gas monitor heating systems as well as electric heat. Electric: Circuit Breaker, BasementDescription: Poured, LandFeatures: Mature Trees, Paved Driveway,

20. 2007-09-07
    historical
21. 2007-04-28
    listed $159,900
22. 2007-04-26
    listed $159,900 402-char remark

    Show marketing remark (402 chars)

    Large unit in immaculate condition. All new flooring, paint, appliances, light fixtures, etc. Finsihed basement with full bath. Large front and back deck. Built in storage area in front. Needs no work, move right in! Furniture negotiable. Addenda 2 gas monitor heating systems as well as electric heat. Electric: Circuit Breaker, BasementDescription: Poured, LandFeatures: Mature Trees, Paved Driveway,

23. 2004-01-05
    soldstatus $112,000
24. 1989-10-27
    soldstatus $100,000

ⓘ 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: $4,593 · $383/mo
• Projected year-2 tax: $4,593 · $383/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,838
• − Mortgage interest: −$13,164
• − Property taxes: −$4,593
• − Insurance: −$1,842
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$6,836
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $3,267/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Woodridge

• Score: 61/100
• State rank: #934
• US rank: #18167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,654
• Population (ZIP): 2,654

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 25% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 20%
• Common ancestry: Lithuanian 6% Scotch-Irish 2% Romanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 63% English-only · Spanish 22% Chinese 5% Other Indo-European 5%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 455.1244
• 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

+135.0% since first listed

14 events — show timeline

• 2026-05-26 Listed $235,000 HVCRMLS
• 2020-05-01 Sold (Public Records) $75,000 Public Records
• 2020-04-15 Sold (MLS) $75,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-09-27 Listed $87,500 OneKey® MLS as Distributed by MLS Grid
• 2007-10-23 Sold (Public Records) $150,000 Public Records
• 2007-10-08 Sold (MLS) $150,000 HGMLS
• 2007-10-08 Sold (MLS) $150,000 HGMLS
• 2007-09-07 Delisted — HGMLS
• 2007-04-28 Listed $159,900 HGMLS
• 2007-04-26 Listed $159,900 HGMLS
• 2004-01-05 Sold (Public Records) $112,000 Public Records
• 1989-10-27 Sold (Public Records) $100,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $4,593 · +1.8% YoY. Source: county tax records.