1 Staples Ln · Firthcliffe, NY 12553

$249,900

4 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 195 Days on market

Built 1850 9,200 sqft lot $178/sqft · 51% below area

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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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

Key facts

• Level yard
• Deck
• Enclosed porch

Tags

• ENCLOSED PORCH
• FIREPLACE
• GENEROUS PARKING AREA
• LEVEL YARD
• DECK

🏷️ Possibly a rental listed for sale. The $249,900 price doesn't fit this home's estimated sale value (~$513,827) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.4% in Firthcliffe — 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 74/100 on livability (#292 in NY, #4,743 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing 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: 169 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $80k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (median comp): $513,827
• List price: $249,900
• Delta: -51.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Staples Ln	0.05mi	3/2.0 (-1)	1,494 (+7%)	12mo	$388,500	$260	70
3 Saint Anne Dr	0.68mi	3/1.5 (-1)	1,392 (-1%)	5mo	$380,000	$273	58
11 Shaker Ct	0.69mi	3/2.5 (-1)	1,492 (+7%)	1mo	$465,000	$312	47
1 Louise Dr	0.54mi	3/1.5 (-1)	1,536 (+10%)	22mo	$480,000	$313	36
3 White Ter	0.71mi	3/2.0 (-1)	1,554 (+11%)	8mo	$450,000	$290	35

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,471
• Equity at exit: $37,261

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $49,471
• Equity at exit: $21,607

Cash invested: $69,972 (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 12553

• Home prices YoY: -31.7%
• Active inventory: 169
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,231 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$528 /mo · $6,332/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $610

Break-even live

Break-even rent $2,459

Max offer price $249,900

Occupancy floor 76%

Sensitivity live

Price	-10% $751	-5% $681	+0% $610	+5% $539	+10% $468
Rent	-10% $355	-5% $482	+0% $610	+5% $737	+10% $865
Rate	-1.0pp $736	-0.5pp $673	base $610	+0.5pp $545	+1.0pp $479

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Forge Hill Rd New Windsor, NY	3.0	1.0	1548	$3,200	$2.07	14d	1	0.02mi
109 Caesars Ln New Windsor, NY	3.0	1.0	1225	$2,300	$1.88	14d	1	0.33mi
223 Hudson St Apt 2 Cornwall-On-Hudson, NY	3.0	1.0	900	$2,275	$2.53	14d	1	1.21mi
22 Firth St Unit 22 Cornwall, NY	3.0	1.5	1512	$3,500	$2.31	44d	1	1.48mi
24 Firth St Unit 24 Cornwall, NY	3.0	1.0	1400	$2,900	$2.07	44d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $249,900 Active 195 DOM
2. 2026-06-17
   days on market $249,900 Active 194 DOM
3. 2026-06-16
   pricedays on market $249,900 Active 193 DOM
4. 2026-06-15
   days on market $264,900 Active 192 DOM
5. 2026-06-14
   days on market $264,900 Active 190 DOM
6. 2026-06-10
   days on market $264,900 Active 187 DOM
7. 2026-06-09
   days on market $264,900 Active 186 DOM
8. 2026-06-08
   days on market $264,900 Active 185 DOM
9. 2026-06-07
   days on market $264,900 Active 184 DOM
10. 2026-06-03
    days on market $264,900 Active 180 DOM
11. 2026-06-02
    days on market $264,900 Active 179 DOM
12. 2026-06-01
    days on market $264,900 Active 178 DOM
13. 2026-05-31
    days on market $264,900 Active 177 DOM
14. 2026-05-30
    days on market $264,900 Active 176 DOM
15. 2026-05-14
    price $264,900 497-char remark

    Show marketing remark (497 chars)

    There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

16. 2026-03-03
    status Active 497-char remark

    Show marketing remark (497 chars)

    There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

17. 2026-03-03
    price $279,999 497-char remark

    Show marketing remark (497 chars)

    There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

18. 2026-03-01
    historical 497-char remark

    Show marketing remark (497 chars)

    There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

19. 2026-01-01
    price $314,900 497-char remark

    Show marketing remark (497 chars)

    There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

20. 2025-12-03
    listed $329,900 Active 497-char remark

    Show marketing remark (497 chars)

    There are no interior showings. Tenant occupied. Cornwall Schools! This home is close to Plum Point park, shopping, Newburgh waterfront shops & restaurants and so much more. There are 2 pictures that show the layout of the rooms. On the 1st level, there is an enclosed porch, kitchen, dining room, living room with a fireplace & 1/2 bath. Four bedrooms & full bath are upstairs. Outside is a generous parking area, level yard and a deck. This is an "as is" sale.

21. 2023-08-23
    listed $299,900 Active
22. 2022-11-16
    soldstatus $234,000
23. 2022-10-18
    soldstatus $234,000 Closed
24. 2022-06-24
    status Pending
25. 2022-05-12
    listed $239,000 Active
26. 2021-11-25
    historical
27. 2021-11-18
    price $236,500
28. 2021-10-25
    listed $250,000 Active
29. 2019-10-22
    historical
30. 2019-05-08
    price $225,000
31. 2019-04-09
    listed $230,000 Active
32. 2010-03-26
    soldstatus $135,000
33. 2010-03-23
    soldstatus $135,000
34. 2010-01-14
    historical
35. 2010-01-14
    price $149,500
36. 2009-03-12
    listed $135,000
37. 1976-12-10
    soldstatus $21,000

ⓘ 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: $6,332 · $528/mo
• Projected year-2 tax: $6,332 · $528/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $38,767
• − Mortgage interest: −$13,998
• − Property taxes: −$6,332
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$7,270
• Taxable income: $3,715
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $6,427/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 — Firthcliffe

• Score: 74/100
• State rank: #292
• US rank: #4743

Category grades

Amenities F Commute F Cost of living F 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: Firthcliffe, NY
• County: Orange County · 267,004 people
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 27,384
• Household income: $92,757
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 960.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 27% Black 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 5%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Chinese 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: ▼ -145.96%
• Current HPI: 314.8506
• 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

+1161.4% since first listed

23 events — show timeline

• 2026-05-14 Price Changed $264,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $279,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Price Changed $314,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Listed $329,900 OneKey® MLS as Distributed by MLS Grid
• 2023-08-23 Listed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2022-11-16 Sold (Public Records) $234,000 Public Records
• 2022-10-18 Sold (MLS) $234,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-05-12 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-18 Price Changed $236,500 OneKey® MLS as Distributed by MLS Grid
• 2021-10-25 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-05-08 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-09 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2010-03-26 Sold (Public Records) $135,000 Public Records
• 2010-03-23 Sold (MLS) $135,000 HGMLS
• 2010-01-14 Price Changed $149,500 HGMLS
• 2010-01-14 Delisted — HGMLS
• 2009-03-12 Listed $135,000 HGMLS
• 1976-12-10 Sold (Public Records) $21,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,332 · +4.5% YoY. Source: county tax records.