217 Brittany Ter #217 · Beaver Dam Lake, NY 12575

$189,000

3 bd · 2.0 ba · 1,344 sqft · Condo · 61 Days on market

Built 2012 Fair condition $141/sqft · 9% above area Est $174k · 9% over $667/mo HOA · 30% of rent ↓ 5% since listing

---

Why this score? — see what drove the F 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 +8.0/30.0
• 1% rule +6.9/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful home located in the highly sought-after Brittany Terrace community in Rock Tavern, offering the ease of one-level living in a peaceful, nature-filled setting. Perfectly positioned with wooded views in the front and a tranquil lake backdrop, this charming 3-bedroom home offers nearly 1,400 square feet of living space and a fantastic open floor plan ideal for both everyday living and entertaining. The spacious kitchen features abundant cabinetry, generous counter space, a functional peninsula with additional storage, and includes all existing appliances. Enjoy relaxing or taking in the lake views from the private three-season screened porch, which will quickly become

Key facts

• Lake backdrop
• Open floor plan
• Functional peninsula

Tags

• ONE LEVEL LIVING
• WOODED VIEWS
• LAKE BACKDROP
• OPEN FLOOR PLAN
• ABUNDANT CABINETRY
• FUNCTIONAL PENINSULA

Property features AI

Finance

• Other: Living area reported as 1,344
• HOA & community: Has association (Asset Property Services); Monthly association fee of $667; Additional monthly fee of $67.50 for fixed water; Association provides trash service and common area maintenance

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Public sewer; Electric service by Central Hudson; Utilities: see remarks
• Home design: Manufactured home (double wide); One level; Actual property condition
• Construction: Frame construction with vinyl siding; Slab foundation
• Exterior features: Level lot; Near public transit; Wooded; Shed(s); No waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: Cathedral ceilings; Ceiling fans; Primary bathroom; Screened porch
• Laundry & utility: Washer; Dryer; Laundry room; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (15.0% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $161k (15.0% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 1.7% in Beaver Dam Lake — 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 71/100 on livability (#413 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Washingtonville Central School District (suburban): math 44% / reading 60% proficiency, ranked #288 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Little Britain Elementary School (math 27% / reading 47%, grade F, #1,519 of 2,108 statewide, top 74%, 429 students, 27% FRL); Washingtonville Middle School (math 21% / reading 50%, grade F, #473 of 729 statewide, top 66%, 900 students, 35% FRL); Washingtonville Senior High School (math 92% / reading 89%, grade A+, #231 of 1,100 statewide, top 21%, 1,318 students, 29% FRL).
• Market conditions: 45 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $160,578 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 7.0

CMA / ARV

• ARV (median comp): $173,702
• List price: $189,000
• Delta: 8.81%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-42,692
• Equity at exit: $28,181

10-year hold

• IRR: -17.5%
• Equity multiple: 0.03×
• Total profit: $-51,481
• Equity at exit: $16,341

Cash invested: $52,920 (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 12575

• Home prices YoY: -3.5%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$667
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-196

Break-even live

Break-even rent $2,498

Max offer price $160,578

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-131	+0% $-196	+5% $-262	+10% $-327
Rent	-10% $-374	-5% $-285	+0% $-196	+5% $-108	+10% $-19
Rate	-1.0pp $-101	-0.5pp $-148	base $-196	+0.5pp $-245	+1.0pp $-295

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $189,000 Active 61 DOM
2. 2026-06-18
   days on market $189,000 Active 58 DOM
3. 2026-06-17
   days on market $189,000 Active 57 DOM
4. 2026-06-16
   days on market $189,000 Active 56 DOM
5. 2026-06-15
   days on market $189,000 Active 55 DOM
6. 2026-06-14
   days on market $189,000 Active 53 DOM
7. 2026-06-13
   days on market $189,000 Active 52 DOM
8. 2026-06-10
   days on market $189,000 Active 50 DOM
9. 2026-06-09
   days on market $189,000 Active 49 DOM
10. 2026-06-08
    days on market $189,000 Active 48 DOM
11. 2026-06-07
    days on market $189,000 Active 47 DOM
12. 2026-06-05
    days on market $189,000 Active 44 DOM
13. 2026-06-03
    days on market $189,000 Active 43 DOM
14. 2026-06-02
    days on market $189,000 Active 42 DOM
15. 2026-06-01
    days on market $189,000 Active 41 DOM
16. 2026-05-31
    days on market $189,000 Active 40 DOM
17. 2026-05-30
    days on market $189,000 Active 39 DOM
18. 2026-05-15
    price $189,000 1660-char remark
19. 2026-04-21
    listed $199,000 Active 1660-char remark
20. 2026-04-21
    historical
21. 2026-03-10
    listed $199,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $26,988
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − HOA: −$8,004
• − Depreciation: −$5,498
• Taxable loss: −$5,199
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $-1,109/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and exterior, which can significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance and dated design.
• Moderate Bathtub and fixtures — Worn appearance.
• Moderate Exterior siding — Weathered appearance.
• Moderate Front porch — Some wear visible.
• Moderate Hardwood floors — Worn appearance.
• Moderate Paint — Faded appearance in some areas.
• Minor Windows — May need cleaning.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's appeal.
• Resale Exterior painting and siding repair — Fresh paint and repairs to the siding can enhance curb appeal and home value.
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance and dated design.	Moderate	$3,000–15,000
Bathtub and fixtures · Worn appearance.	Moderate	$3,000–15,000
Exterior siding · Weathered appearance.	Moderate	$3,000–15,000
Front porch · Some wear visible.	Moderate	$3,000–15,000
Hardwood floors · Worn appearance.	Moderate	$3,000–15,000
Paint · Faded appearance in some areas.	Moderate	$3,000–15,000
Windows · May need cleaning.	Minor	$500–3,000
Total estimated repair cost · 7 items		$18,500–93,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's appeal. ↑
• Resale Exterior painting and siding repair — Fresh paint and repairs to the siding can enhance curb appeal and home value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Washingtonville Central School District
• NCES district ID: 3630030
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $89,379
• Composite: 48.15/100
• National rank: #2178
• State rank: #288 of 590 in NY

Livability — Beaver Dam Lake

• Score: 71/100
• State rank: #413
• US rank: #7183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,743

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 27% Two or more races 15% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 7%
• Common ancestry: Iranian 5% Serbian 4% Italian 3%
• Foreign-born: 13% · Canada
• Languages at home: 72% English-only · Spanish 22% German/W. Germanic 3% 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: ▼ -10.84%
• Current HPI: 294.9901
• 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

-5.0% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $199,000 OneKey® MLS as Distributed by MLS Grid