215 Old Rt-32 · Woodbury, NY 10930

$299,000

2 bd · 2.0 ba · 1,078 sqft · SingleFamily public records · 252 Days on market

Built 1978 2.20 ac lot $277/sqft · 15% below area Est $353k · 15% under

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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).

• Cash flow +14.8/30.0
• ARV discount +14.4/15.0
• Schools +6.1/10.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all car enthusiasts, contractors, landscapers, excavators and dreamers — this is the kind of property that doesn’t come around often. Set on over 2 acres in the highly sought-after Cornwall school district, this property offers endless potential for someone with vision. Let’s talk about the showstopper — a massive pole barn that’s every hobbyist or business owner’s dream. Whether you need space for construction equipment, trucks, classic cars, or heavy-duty lifts, this oversized structure delivers. It’s built to handle it all — from car collections and workshop setups to storage for your business fleet. The home itself is ready for someone to bring it back to life. With a little imagination, this property could transform into something truly amazing — your own private retreat with space to live, work, and play. Home has full house Generac generator! Conveniently located just minutes from Woodbury Commons, dining, and major highways like the Palisades, Thruway, and 9w, you’ll enjoy the perfect balance of privacy and accessibility. If you’ve been searching for land, space, and potential — this is your opportunity to create something incredible.

Key facts

• 2.2 acre lot
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $81 ($975/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (1.6% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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+, schools A-; Watch: amenities F, commute F, cost of living F.
• Cornwall Central School District (suburban): math 66% / reading 69% proficiency, ranked #133 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $202k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $352,928
• List price: $299,000
• Delta: -15.28%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-43,120
• Equity at exit: $44,582

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-30,258
• Equity at exit: $25,852

Cash invested: $83,720 (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 10930

• Home prices YoY: -15.8%
• Active inventory: 82
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,943 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$551 /mo · $6,617/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $81

Break-even live

Break-even rent $2,840

Max offer price $299,000

Occupancy floor 92%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 252 DOM
2. 2026-06-17
   days on market $299,000 Active 251 DOM
3. 2026-06-16
   days on market $299,000 Active 250 DOM
4. 2026-06-15
   days on market $299,000 Active 249 DOM
5. 2026-06-14
   days on market $299,000 Active 247 DOM
6. 2026-06-10
   days on market $299,000 Active 244 DOM
7. 2026-06-09
   days on market $299,000 Active 243 DOM
8. 2026-06-08
   days on market $299,000 Active 242 DOM
9. 2026-06-07
   days on market $299,000 Active 241 DOM
10. 2026-06-03
    days on market $299,000 Active 237 DOM
11. 2026-06-02
    days on market $299,000 Active 236 DOM
12. 2026-06-01
    days on market $299,000 Active 235 DOM
13. 2026-05-31
    days on market $299,000 Active 234 DOM
14. 2026-05-30
    days on market $299,000 Active 233 DOM
15. 2026-01-05
    price $299,000 1244-char remark

    Show marketing remark (1244 chars)

    Calling all car enthusiasts, contractors, landscapers, excavators and dreamers — this is the kind of property that doesn’t come around often. Set on over 2 acres in the highly sought-after Cornwall school district, this property offers endless potential for someone with vision. Let’s talk about the showstopper — a massive pole barn that’s every hobbyist or business owner’s dream. Whether you need space for construction equipment, trucks, classic cars, or heavy-duty lifts, this oversized structure delivers. It’s built to handle it all — from car collections and workshop setups to storage for your business fleet. The home itself is ready for someone to bring it back to life. With a little imagination, this property could transform into something truly amazing — your own private retreat with space to live, work, and play. Home has full house Generac generator! Conveniently located just minutes from Woodbury Commons, dining, and major highways like the Palisades, Thruway, and 9w, you’ll enjoy the perfect balance of privacy and accessibility. If you’ve been searching for land, space, and potential — this is your opportunity to create something incredible.

16. 2025-10-10
    listed $325,900 Active 1244-char remark

    Show marketing remark (1244 chars)

    Calling all car enthusiasts, contractors, landscapers, excavators and dreamers — this is the kind of property that doesn’t come around often. Set on over 2 acres in the highly sought-after Cornwall school district, this property offers endless potential for someone with vision. Let’s talk about the showstopper — a massive pole barn that’s every hobbyist or business owner’s dream. Whether you need space for construction equipment, trucks, classic cars, or heavy-duty lifts, this oversized structure delivers. It’s built to handle it all — from car collections and workshop setups to storage for your business fleet. The home itself is ready for someone to bring it back to life. With a little imagination, this property could transform into something truly amazing — your own private retreat with space to live, work, and play. Home has full house Generac generator! Conveniently located just minutes from Woodbury Commons, dining, and major highways like the Palisades, Thruway, and 9w, you’ll enjoy the perfect balance of privacy and accessibility. If you’ve been searching for land, space, and potential — this is your opportunity to create something incredible.

17. 2025-10-09
    historical $325,900 1244-char remark

    Show marketing remark (1244 chars)

    Calling all car enthusiasts, contractors, landscapers, excavators and dreamers — this is the kind of property that doesn’t come around often. Set on over 2 acres in the highly sought-after Cornwall school district, this property offers endless potential for someone with vision. Let’s talk about the showstopper — a massive pole barn that’s every hobbyist or business owner’s dream. Whether you need space for construction equipment, trucks, classic cars, or heavy-duty lifts, this oversized structure delivers. It’s built to handle it all — from car collections and workshop setups to storage for your business fleet. The home itself is ready for someone to bring it back to life. With a little imagination, this property could transform into something truly amazing — your own private retreat with space to live, work, and play. Home has full house Generac generator! Conveniently located just minutes from Woodbury Commons, dining, and major highways like the Palisades, Thruway, and 9w, you’ll enjoy the perfect balance of privacy and accessibility. If you’ve been searching for land, space, and potential — this is your opportunity to create something incredible.

18. 2007-04-17
    soldstatus $202,500
19. 2004-12-02
    soldstatus $163,000
20. 1994-06-20
    soldstatus $97,500

ⓘ 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: $6,617 · $551/mo
• Projected year-2 tax: $6,617 · $551/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 · 17 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: $35,320
• − Mortgage interest: −$16,749
• − Property taxes: −$6,617
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,826
• − Management: −$2,826
• − Depreciation: −$8,698
• Taxable loss: −$3,890
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $1,909/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: Cornwall Central School District
• NCES district ID: 3608430
• Math proficiency: 66% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $88,331
• Composite: 60.96/100
• National rank: #805
• State rank: #133 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

• 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

+206.7% since first listed

6 events — show timeline

• 2026-01-05 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Listed $325,900 OneKey® MLS as Distributed by MLS Grid
• 2025-10-09 Coming Soon $325,900 OneKey® MLS as Distributed by MLS Grid
• 2007-04-17 Sold (Public Records) $202,500 Public Records
• 2004-12-02 Sold (Public Records) $163,000 Public Records
• 1994-06-20 Sold (Public Records) $97,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $6,617 · +0.8% YoY. Source: county tax records.