Richard Bishop
Licensed RE Salesperson · Briante Realty Group · 914-204-2546
11 Winston Lane
Priced for the Work
11 Winston Lane is a complete gut renovation in Continental Village, Garrison's private lake community. It is offered strictly as-is at $240,000, about $174 per square foot. Recent closed sales nearby ran roughly $337 to $415 per square foot. That spread is the opportunity. The work is real, and it's priced in.
Versus $337–$415/sf for recent Continental Village closed sales.
Estimate based on nearby closed sales. See the comps.
Plus a 10% contingency. Planning allowance, not a bid.
Paying cash. About $60,000 with hard-money financing. The conservative case loses money, so run your own numbers.
Renovate & Resell
Gut it, bring it to a finished three-bed, two-bath with a lower-level rec room on 0.92 acre, and sell into a lake community where few comparable renovated homes come up.
Open the flip analyzer →Renovate & Refinance
Force the equity, refinance against the after-repair value, and hold. Most of the return here is equity and appreciation, not monthly cash flow. The numbers below say so plainly.
Open the hold analyzer →Renovate to Live In
FHA 203(k) and Fannie Mae HomeStyle loans can combine purchase and renovation in one mortgage, subject to lender approval and program rules. All buyers are welcome.
See the illustration →The Photographs
Unstaged, as the house sits today. Interior photos were lightly brightened for visibility only. Nothing was removed or retouched. Community photos are labeled and are not of the property. Tap any photo for full screen, and heart the ones you want to ask about.
Video & 3D
Flip Analyzer
Pre-loaded with our base case. Pick a scenario or change any input, and every number recalculates. These are illustrations, not promises: plug in your own contractor's bid and your lender's terms.
How this calculates: rehab includes the contingency. Carry covers taxes (≈ $853/mo at current taxes), vacant/builder's-risk insurance, utilities and upkeep. Hard money lends the loan-to-cost share of purchase plus rehab. Interest is charged on the purchase portion plus half the rehab portion, to reflect draws. Selling costs cover commission, the NYS transfer tax (0.4%), attorney and concessions. The 70% rule is 70% of ARV minus rehab. It's a common screen, not a law.
Base-Case Rehab Budget
A planning budget for a full gut at investor-grade finishes, about $120 per square foot before contingency. Ranges show how far each line can swing. These are allowances, not contractor bids. Walk it with your contractor.
Biggest swing factor: the septic system. Testing and a repair allowance are in the base case. A full replacement can add a meaningful amount, so get it inspected early. Older materials common in homes of this era (lead paint, possibly asbestos-containing materials) may require testing and licensed abatement before demolition.
Hold / BRRRR Analyzer
Uses the purchase, ARV, rehab and carry from the flip analyzer above. Adjust rent and refinance terms here.
Rent estimate: rental data in Continental Village is thin. One nearby 3-bed, 3-bath home of 1,648 sq ft leased for $4,150/month in January 2025. It is larger, with a third bath and a two-car garage. Verify rents with a local property manager. Refinance terms are illustrative only, not a loan quote.
FHA 203(k) and Fannie Mae HomeStyle renovation loans can finance purchase and renovation together, subject to lender approval, program limits, contractor requirements, and property eligibility. Illustration only, using the base-case figures above. Not a loan offer.
Recent Closed Sales Nearby
Closed sales in Continental Village, from OneKey® MLS and public records. Each home differs in size, condition, lot and updates.
How we got to $560,000. A full renovation would put 11 Winston near the top of its peer set: three bedrooms, two full baths, a lower-level rec room, and a 0.92-acre lot. Two of the three recent 3-bed sales had only one or one-and-a-half baths, on lots under half an acre. The base case of about $407/sf sits above the maintained and updated 3-bed sales and below the refreshed, larger home on Ferris Drive. The conservative case is $515,000. The strong case is $610,000.
ARV figures are a licensee's opinion based on the sales shown. They are not an appraisal. Values depend on finish level, final square footage, market conditions at resale, and your appraiser. Ask Rick for the full comp set.
Condition — What We Know
Plan for a complete gut. Here's what has been reported, what the photos show, and what's worth keeping.
Plan For
- Complete interior renovation
- Roof replacement
- Septic: condition unknown. Budget for possible repair or replacement
- Mechanical, electrical and plumbing evaluation and updates
- Exterior: siding repair, doors, gutters, site clearing
Visible in the Photos
- Boarded windows in at least one bedroom and at an entry door
- Open ceiling sections, and staining on ceilings and wall paneling
- Original kitchen. Expect full replacement
- Damaged storm and entry doors, and overgrown plantings
- Personal property remains in several rooms (removal terms to be confirmed)
Worth Keeping
- Hardwood floors throughout the main living areas. Likely refinishable
- Stone-faced lower level, and a stone fireplace in the rec room
- One-car garage under the house
- Three bedrooms and two full baths in the existing layout
- 200 × 200 ft lot with Canopus Creek along the Winston Lane side
Systems per public record: hot-water baseboard heat (oil), private well, septic. Built 1959. Condition statements are good-faith observations, not an inspection or a warranty. Buyers should do their own inspections and testing.
Due Diligence Checklist
The items that move the numbers on this house. Tap to check them off as you go. Nothing is saved; it's just a working list.
Why It Works
Continental Village, Garrison
A wooded lake community in the Town of Philipstown, at the southern gateway to the Hudson Highlands.
Community amenity rights, eligibility and any annual fee vary by parcel. Confirm the specifics for 11 Winston Lane with Rick before relying on them.
Times are approximate and depend on traffic and schedules. Stations: Peekskill · Garrison
Research Links
The offices and records you'll actually use on this project. Everything opens in a new tab.
Bring Your Contractor
Private showings are by appointment, and contractor walk-throughs are welcome. The house is sold as-is and the seller makes no repairs. Inspections and testing are welcome during due diligence. Call, text or email Rick for access and the full comp set.
By appointment, seven days a week.
NYS Housing & Anti-Discrimination Notice · Standardized Operating Procedure
Listed by Richard Bishop, Licensed Real Estate Salesperson, REALTOR® · Hudson Valley Realty Team of Briante Realty Group, LLC · Angela Briante, Licensed Real Estate Broker · 16 Fair Street, Carmel, New York 10512 · Office 845-225-2020 · Cell 914-204-2546
Equal Housing Opportunity. All buyers are welcome: investors, contractors and owner-occupants alike. This property is offered without regard to race, creed, color, religion, national origin, citizenship or immigration status, sex, sexual orientation, gender identity or expression, age, disability, marital status, familial status, military status, lawful source of income, status as a victim of domestic violence, or any other class protected under federal, New York State, or local law.
Investment analysis. All projections on this page are illustrations based on the stated assumptions. They are not predictions, guarantees, or an appraisal. After-repair values are a licensee's opinion based on nearby closed sales. Renovation figures are planning allowances, not contractor bids. Financing terms are examples, not loan offers. Consult your own contractor, lender, attorney and tax advisor.
Sold as-is. Built before 1978: federal lead-based paint disclosure requirements apply. New York Property Condition Disclosure Act requirements apply as provided by law. All information is from sources deemed reliable but is not guaranteed and should be independently verified, including taxes, lot size, square footage, flood zone, septic and well, school district zoning, and lake community rights and fees. Commute times are approximate.
NYS Housing and Anti-Discrimination Notice · Standardized Operating Procedure for Purchasers of Real Estate