14 Foxwood Dr · Gardnertown, NY 12550

$474,900

4 bd · 3.0 ba · 2,106 sqft · MultiFamily public records · 14 Days on market

Built 1974 0.48 ac lot $225/sqft · 13% below area Est $543k · 13% 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 +25.5/30.0
• ARV discount +13.1/15.0
• DSCR +8.5/10.0
• 1% rule +6.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades!

Key facts

• Large deck
• Above ground pool
• Legal apartment

Tags

• RAISED RANCH
• LEGAL APARTMENT
• PRIVATE GROUND-FLOOR ENTRANCE
• LARGE DECK
• MANICURED FLAT BACKYARD
• ABOVE GROUND POOL

Property features AI

Exterior

• Parking: Driveway; Garage (1 garage space); Total parking for 6 vehicles
• Utilities: Central Hudson electric; Propane available; Water connected; Septic tank; Cable available; Private trash collection
• Home design: Single family residence; Actual property condition
• Construction: Frame construction
• Exterior features: Frame construction; Back yard and front yard; Cleared, landscaped and level lot; Partially wood fenced back yard; Stone/brick wall; Shed(s); Above-ground private pool (with pool equipment/cover); Near public transit, schools, and shops

Interior

• Kitchen: Granite counters; Eat-in layout; Dishwasher; Gas oven and gas range; Microwave; Pantry
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Propane fuel; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Ceiling fans; Eat-in kitchen; Entrance foyer; Granite countertops; In-law floorplan; Pantry; Primary bathroom; Accessible entrance; Deck and porch
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $475k).
• Cap rate 9.1% vs local median 3.4% in Gardnertown — 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 (#522 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: cost of living D, amenities F, commute 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: Meadow Hill Global Explorations Magnet School (math 24% / reading 47%, grade F, #1,566 of 2,108 statewide, top 74%, 1,013 students, 58% 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 57% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 40% district-wide (+18 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: Rents flat; 383 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $5,659/mo this rent would consume 79% of the median local household income ($86k/yr) (locally 2412% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $255k; list at $475k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $474,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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 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: 1.19% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $543,070
• List price: $474,900
• Delta: -12.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.86×
• Total profit: $-19,230
• Equity at exit: $70,809

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $23,342
• Equity at exit: $41,061

Cash invested: $132,972 (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 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 383
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $5,659 medium
• Mortgage (P&I): −$2,490
• Tax from tax record: −$671 /mo · $8,053/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,188
• Net cashflow: $1,111

Break-even live

Break-even rent $4,252

Max offer price $474,900

Occupancy floor 75%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,658
Total (3 units)			$5,659

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: $118,725
• Closing costs: $14,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-06
   listed $474,900 Active 1048-char remark
2. 2015-10-29
   soldstatus $255,000
3. 2015-09-04
   soldstatus $255,000 Sold 586-char remark

   Show marketing remark (649 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades! Additional Information: ParkingFeatures:1 Car Attached,AdjustedGOI:18700,

4. 2015-09-04
   price $255,000 586-char remark

   Show marketing remark (649 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades! Additional Information: ParkingFeatures:1 Car Attached,AdjustedGOI:18700,

5. 2015-09-04
   soldstatus $255,000

   Show marketing remark (649 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades! Additional Information: ParkingFeatures:1 Car Attached,AdjustedGOI:18700,

6. 2015-07-13
   historical Pending 586-char remark

   Show marketing remark (586 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades!

7. 2015-07-13
   price $259,900 586-char remark

   Show marketing remark (586 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades!

8. 2015-05-19
   listed $259,900 Active 586-char remark

   Show marketing remark (586 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades!

9. 2015-05-18
   listed $259,900

   Show marketing remark (649 chars)

   Lovely legal 2 family is also perfect as a mother & daughter! The lower level is straight in from the driveway, no step. The doorways are ADA compliant. Spacious oak eat in kitchen, large living room & bedroom large enough for your desk & shelves. Upstairs is 3 bedroom with 2 baths, a beautiful newer eat in kitchen with stainless appliances & granite counters, dining room & sunny living room. Sliders to an extra large deck! The roof is 1 year old, boiler new in 2011, efficient Super Store water heater, central air in 2012 & many other upgrades! Additional Information: ParkingFeatures:1 Car Attached,AdjustedGOI:18700,

10. 1986-01-17
    soldstatus $80,000

ⓘ 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: $8,053 · $671/mo
• Projected year-2 tax: $8,053 · $671/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $67,908
• − Mortgage interest: −$26,602
• − Property taxes: −$8,053
• − Insurance: −$2,374
• − Repairs & maintenance: −$5,433
• − Management: −$5,433
• − Depreciation: −$13,815
• Taxable income: $6,198
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $11,847/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 — Gardnertown

• Score: 68/100
• State rank: #522
• US rank: #9236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardnertown, NY
• County: Orange County · 267,004 people
• City population: 54,996
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 55,152
• Household income: $85,697
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2412.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 36% Black 20% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Dominican Republic
• Languages at home: 64% English-only · Spanish 30% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -151.93%
• Current HPI: 304.1046
• Rent YoY: ▲ 0.63%
• 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

+493.6% since first listed

11 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $474,900 OneKey® MLS as Distributed by MLS Grid
• 2015-10-29 Sold (Public Records) $255,000 Public Records
• 2015-09-04 Price Changed $255,000 HGMLS
• 2015-09-04 Sold (MLS) $255,000 HGMLS
• 2015-09-04 Sold (MLS) $255,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-13 Contingent — HGMLS
• 2015-07-13 Price Changed $259,900 HGMLS
• 2015-05-19 Listed $259,900 HGMLS
• 2015-05-18 Listed $259,900 OneKey® MLS as Distributed by MLS Grid
• 1986-01-17 Sold (Public Records) $80,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $8,053 · +6.2% YoY. Source: county tax records.