64 Schneider Ave · Highland Falls, NY 10928

$159,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 20 Days on market

Built 1860 2,000 sqft lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located within the Highland Falls-Fort Montgomery Central School District, this property presents an opportunity to renovate and customize a home in a location surrounded by history, scenery, and convenience. Enjoy close proximity to Bear Mountain State Park, Storm King State Park, the Hudson River waterfront, and the historic United States Military Academy. Conveniently located near Route 9W, Route 218, the Palisades Interstate Parkway, the Bear Mountain Bridge, and Metro-North stations in Peekskill and Garrison for access throughout the Hudson Valley and into NYC. Being sold as-is, this property offers an exciting opportunity for investors, renovators, or buyers looking to create a person

Key facts

• 2,000 sq ft lot
• Built 1860
• Listed 20 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Private unpaved parking
• Utilities: Public sewer; Electric service by Orange & Rockland; Natural gas connected; Water connected
• Home design: Townhouse; Single-family residence; Living area per public records
• Construction: Stucco exterior
• Exterior features: Near public transit; Near schools; Near shops; Partially fenced

Interior

• Kitchen: Appliances: Other
• Bedrooms: 5 total rooms (bedrooms count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Steam heating; No central cooling
• Interior features: Other interior features; Full basement; Crawl attic
• Laundry & utility: Utilities connected: Electricity, Natural Gas, Water, Sewer; Trash collection public; Cable connected

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#335 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.
• Highland Falls Central School District (rural): math 53% / reading 47% proficiency, ranked #328 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fort Montgomery Elementary School (201 students, 52% FRL); Highland Falls Intermediate School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 324 students, 56% FRL); James I O'Neill High School (math 87% / reading 70%, grade A-, #568 of 1,100 statewide, top 52%, 424 students, 30% FRL).
• Market conditions: 18 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $159k implies a 1125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.46% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $326,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Schneider Ave	0.01mi	2/1.0 (-1)	1,040 (0%)	4mo	$130,000	$125	91
94 Center St	0.13mi	3/1.0	1,108 (+6%)	1mo	$275,000	$248	82
138 Mountain Ave	0.33mi	3/1.0	1,036 (-0%)	11mo	$340,500	$329	75
17 Schneider Ave	0.17mi	3/1.0	1,163 (+12%)	4mo	$325,000	$279	69
17 Tobins Ln	0.19mi	2/1.0 (-1)	996 (-4%)	13mo	$257,500	$259	68
4 Chestnut St	0.19mi	3/1.0	1,140 (+10%)	12mo	$340,000	$298	65
22 South St	0.21mi	3/1.5	1,178 (+13%)	8mo	$330,000	$280	60
28 Fort Putnam St	0.23mi	2/1.0 (-1)	900 (-14%)	6mo	$327,500	$364	57
32 West St	0.12mi	2/1.0 (-1)	1,178 (+13%)	15mo	$370,000	$314	55
106 Mearns Ave	0.44mi	2/1.0 (-1)	1,102 (+6%)	16mo	$425,000	$386	52
4 Oak Ave	0.29mi	3/1.0	1,196 (+15%)	12mo	$400,000	$334	52
8 Laurel Ln	0.58mi	3/1.0	1,110 (+7%)	14mo	$403,000	$363	51

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

Projected returns pro-forma

9.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.64×
• Total profit: $117,429
• Equity at exit: $139,727

10-year hold

• IRR: 29.8%
• Equity multiple: 8.16×
• Total profit: $318,575
• Equity at exit: $297,664

Cash invested: $44,520 (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 10928

• Home prices YoY: 3.5%
• Active inventory: 18
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$834
• Tax from tax record: −$405 /mo · $4,859/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $533

Break-even live

Break-even rent $1,652

Max offer price $159,000

Occupancy floor 72%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Schneider Ave Unit 2A Highland Falls, NY	3.0	1.0	900	$2,795	$3.11	13d	1	0.03mi
30 Center St Highlands, NY	2.0	1.0	800	$2,300	$2.88	13d	1	0.14mi
44 Center St Unit 1 Highland Falls, NY	3.0	1.0	975	$2,050	$2.10	13d	1	0.15mi
29 Tobins Ln #1 Highland Falls, NY	3.0	1.0	1000	$2,850	$2.85	23d	1	0.15mi
29 Tobins Ln Unit 2 Highland Falls, NY	3.0	1.0	840	$2,550	$3.04	43d	1	0.15mi
16 Schneider Ave #1 Highland Falls, NY	2.0	1.0	800	$1,750	$2.19	23d	1	0.16mi
11 Center St Unit 1 Highland Falls, NY	2.0	1.0	1150	$1,800	$1.57	13d	1	0.16mi
12 Mountain Ave Highland Falls, NY	2.0	1.0	700	$2,000	$2.86	43d	1	0.21mi

Listing history 3 events

1. 2026-06-18
   days on market $159,000 Active 20 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $159,000 Active 19 DOM

ⓘ 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: $4,859 · $405/mo
• Projected year-2 tax: $4,859 · $405/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 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $27,925
• − Mortgage interest: −$8,906
• − Property taxes: −$4,859
• − Insurance: −$795
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$4,625
• Taxable income: $4,271
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $5,376/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: Highland Falls Central School District
• NCES district ID: 3614430
• Math proficiency: 53% ▼ -2.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $79,944
• Composite: 45.68/100
• National rank: #2577
• State rank: #328 of 590 in NY

Livability — Highland Falls

• Score: 73/100
• State rank: #335
• US rank: #5653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Falls, NY
• Population (ZIP): 5,273

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 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 30% Two or more races 21% Black 16% Asian 5%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1% Dominican 12%
• Common ancestry: Hispanic 6% Romanian 3% Scotch-Irish 3%
• Foreign-born: 19% · Canada, China
• Languages at home: 72% English-only · Spanish 16% French/Haitian/Cajun 6% Chinese 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: ▲ 9.70%
• Current HPI: 284.3368
• 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

+1666.7% since first listed

3 events — show timeline

• 2026-05-28 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 1995-10-11 Sold (Public Records) $12,981 Public Records
• 1989-05-01 Sold (Public Records) $9,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,859 · +40.4% YoY. Source: county tax records.