89 Maple Brook Rd

Tuxedo, NY 10987

$570,000C+

3 bd · 2.0 ba · 1,441 sqft · Built 1960 · SingleFamily · Pending · 44 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $6,500/mo
• Mortgage (P&I): −$2,989
• Tax + insurance: −$1,061
• HOA: −$0
• Vac / Maint / Mgmt: −$1,365
• Net cashflow: $1,085/mo
• Annual: $13,023/yr
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• 1% rule: 1.14%
• Cash to close: $159,600

Investor read

• This is a 3-bed/2.0-bath single-family listed at $570k.
• 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 $570k).
• It's been on market 44 days — a 3% lower offer ($553k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $553k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tuxedo Union Free School District (rural): math 55% / reading 65% proficiency, ranked #222 of 755 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: George Grant Mason Elementary School (math 30% / reading 50%, grade F, #1,418 of 2,108 statewide, top 68%, 104 students, 33% FRL); George F Baker High School (math 90% / reading 64%, grade A-, #580 of 1,100 statewide, top 53%, 104 students, 31% FRL) — zoned schools average 32% FRL vs 10% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• Current owner paid $260k; list at $570k implies a 119% gain — meaningful room to come down on a strong offer.
• Cap rate 8.6% vs local median 2.2% in Tuxedo — 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.

Questions for listing agent

• It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.