34 Columbus Ave Unit B20 · Spring Valley, NY 10977

$55,000

1 bd · 1.0 ba · 650 sqft · Townhouse · 402 Days on market

Built 1969 Fair condition $85/sqft · 36% below area Est $86k · 36% under ↓ 12% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 1-bedroom 1-bathroom unit located on Columbus Avenue in the heart of Spring Valley. Near Memorial Park, this affordable unit offers convenience and comfort for commuters and those alike. This one-bedroom, one-bathroom gem is within proximity to shops, transit, and dining. Featuring on-site laundry, assigned parking, and on-site maintenance.

Key facts

• Parking
• Built 1969
• Listed 401 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.6% vs local median 2.1% in Spring Valley — 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 67/100 on livability (#588 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety B+; Watch: employment D+, crime F, amenities F.
• East Ramapo Central School District (Spring Valley) (suburban): math 22% / reading 34% proficiency, ranked #576 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fleetwood Elementary School (math 17% / reading 17%, grade F, #2,011 of 2,108 statewide, top 96%, 626 students, 70% FRL); Chestnut Ridge Middle School (math 9% / reading 30%, grade F, #685 of 729 statewide, top 94%, 646 students, 83% FRL); Spring Valley High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 1,434 students, 82% FRL).
• Market conditions: 363 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rockland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 3.76% ✓
• Cap rate: 33.63%
• Cash-on-cash: 97.63%
• DSCR: 5.34
• GRM: 2.2

CMA / ARV

• ARV (median comp): $85,608
• List price: $55,000
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 N Main St Unit C-19	0.46mi	1/1.0	650 (0%)	5mo	$66,000	$102	74
256 N.main St Unit D10	0.51mi	1/1.0	700 (+8%)	3mo	$45,000	$64	61
250 N Main St Unit F33	0.51mi	1/1.0	750 (+15%)	1mo	$30,000	$40	50
252 N Main St Unit G24	0.56mi	1/1.0	750 (+15%)	2mo	$35,000	$47	47
108 Union Rd Unit 2R	0.75mi	1/1.0	700 (+8%)	9mo	$65,000	$93	44
30 S Cole Ave Unit 3L	0.77mi	1/1.0	730 (+12%)	11mo	$135,000	$185	35
108 Union Rd Unit 1K	0.75mi	2/1.5 (+1)	700 (+8%)	20mo	$110,000	$157	28
N Pascack Rd	0.59mi	1/2.0	752 (+16%)	22mo	$295,000	$392	25

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: 60.9%
• Equity multiple: 3.72×
• Total profit: $41,880
• Equity at exit: $8,201

10-year hold

• IRR: 65.6%
• Equity multiple: 7.67×
• Total profit: $102,742
• Equity at exit: $4,755

Cash invested: $15,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 7 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $89,750 ($116/sqft)
• Median days on market: 41 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +13.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10977

• Active inventory: 363
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $793

Break-even live

Break-even rent $1,064

Max offer price $55,000

Occupancy floor 57%

Sensitivity live

Price	-10% $831	-5% $812	+0% $793	+5% $774	+10% $755
Rent	-10% $629	-5% $711	+0% $793	+5% $874	+10% $956
Rate	-1.0pp $820	-0.5pp $807	base $793	+0.5pp $778	+1.0pp $764

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	62d	2	0.87mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	79d	2	1.08mi
242 Kearsing Pkwy Unit F Monsey, NY	1.0	1.0	620	$2,150	$3.47	18d	1	1.22mi
100 Avalon Gardens Dr Nanuet, NY	1.0–3.0	1.0–2.0	1154	$2,719	$2.36	0d	20	1.29mi
152 Kearsing Pkwy Unit H Monsey, NY	1.0	1.0	620	$2,200	$3.55	49d	1	1.31mi

Listing history 50 events

1. 2026-09-24
   days on market $55,000 Active 402 DOM
2. 2026-09-23
   days on market $55,000 Active 401 DOM
3. 2026-09-22
   days on market $55,000 Active 400 DOM
4. 2026-09-21
   days on market $55,000 Active 399 DOM
5. 2026-09-20
   days on market $55,000 Active 398 DOM
6. 2026-09-19
   days on market $55,000 Active 397 DOM
7. 2026-09-18
   days on market $55,000 Active 396 DOM
8. 2026-09-17
   days on market $55,000 Active 395 DOM
9. 2026-09-16
   days on market $55,000 Active 394 DOM
10. 2026-09-15
    days on market $55,000 Active 393 DOM
11. 2026-09-14
    days on market $55,000 Active 392 DOM
12. 2026-09-13
    days on market $55,000 Active 391 DOM
13. 2026-09-12
    days on market $55,000 Active 390 DOM
14. 2026-09-11
    days on market $55,000 Active 389 DOM
15. 2026-09-05
    days on market $55,000 Active 383 DOM
16. 2026-09-04
    days on market $55,000 Active 382 DOM
17. 2026-09-02
    days on market $55,000 Active 380 DOM
18. 2026-08-31
    days on market $55,000 Active 378 DOM
19. 2026-08-29
    days on market $55,000 Active 376 DOM
20. 2026-08-28
    days on market $55,000 Active 375 DOM
21. 2026-08-27
    days on market $55,000 Active 374 DOM
22. 2026-08-26
    days on market $55,000 Active 373 DOM
23. 2026-08-25
    days on market $55,000 Active 372 DOM
24. 2026-08-24
    days on market $55,000 Active 371 DOM
25. 2026-08-23
    days on market $55,000 Active 370 DOM
26. 2026-08-22
    days on market $55,000 Active 369 DOM
27. 2026-08-21
    days on market $55,000 Active 368 DOM
28. 2026-08-20
    pricedays on market $55,000 Active 367 DOM
29. 2026-07-24
    days on market $70,000 Active 366 DOM
30. 2026-07-23
    days on market $70,000 Active 365 DOM
31. 2026-07-22
    days on market $70,000 Active 364 DOM
32. 2026-07-21
    days on market $70,000 Active 363 DOM
33. 2026-07-20
    days on market $70,000 Active 362 DOM
34. 2026-07-18
    days on market $70,000 Active 360 DOM
35. 2026-07-18
    days on market $70,000 Active 359 DOM
36. 2026-07-16
    days on market $70,000 Active 358 DOM
37. 2026-07-15
    days on market $70,000 Active 357 DOM
38. 2026-07-14
    days on market $70,000 Active 356 DOM
39. 2026-07-13
    days on market $70,000 Active 355 DOM
40. 2026-07-13
    days on market $70,000 Active 354 DOM
41. 2026-07-11
    days on market $70,000 Active 353 DOM
42. 2026-07-10
    days on market $70,000 Active 352 DOM
43. 2026-07-09
    days on market $70,000 Active 351 DOM
44. 2026-07-07
    days on market $70,000 Active 349 DOM
45. 2026-07-06
    days on market $70,000 Active 348 DOM
46. 2026-07-06
    days on market $70,000 Active 347 DOM
47. 2026-07-05
    days on market $70,000 Active 346 DOM
48. 2026-07-03
    days on market $70,000 Active 345 DOM
49. 2026-07-02
    days on market $70,000 Active 344 DOM
50. 2026-07-01
    days on market $70,000 Active 343 DOM

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,806
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$5,800
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$1,600
• Taxable income: $9,531
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $7,223/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 · 10 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,250–$9,750 screening

This 1-bedroom 1-bathroom unit is in fair condition with some cosmetic repairs and maintenance needed. Upgrading the interior design, painting, and landscaping can significantly increase its value.

Repairs flagged

• Minor Paint job — The walls in the living room and kitchen have some discoloration and scuff marks.
• Moderate Bathroom renovation — The bathroom has a dated design with a small vanity and a patterned shower curtain.
• Moderate Kitchen renovation — The yellow walls and dated decor suggest a need for a fresh paint job and possibly new appliances.
• Major Landscaping — The landscaping is minimal, and the curb appeal is low due to the lack of landscaping and the dated interior design.

Value-add opportunities

• Both Paint job — Fresh paint can improve the overall appearance and increase both resale and rental value. ↑
• Both Bathroom renovation — Updating the bathroom design can improve functionality and increase both resale and rental value. ↑
• Both Kitchen renovation — Renovating the kitchen can improve functionality and increase both resale and rental value. ↑
• Both Landscaping — Landscaping can improve the curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary East Ramapo Early Childhood Center At Kakiat Middle Pomona Middle School F NY #713/729 Nat'l #13,022/14,009 High Ramapo High School B+ NY #699/1,100 Nat'l #2,035/17,239

Schools (NCES district)

• District: East Ramapo Central School District (Spring Valley)
• NCES district ID: 3627810
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $61,547
• Composite: 25.6/100
• National rank: #7418
• State rank: #576 of 590 in NY

C Composite livability gradescore 67/100

Livability — Spring Valley

• Score: 67/100
• State rank: #588
• US rank: #10623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NY
• County: Rockland · 339,642 people
• City population: 71,465
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 71,465
• Household income: $77,724
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 18% of renters

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Population outlook (Rockland County) Hauer SSP2

• Today (2025): 339,642 people
• By 2030: 345,987 · +1.9%
• By 2040: 357,178 · +5.2%
• By 2050: 362,456 · +6.7%
• By 2075: 367,281 · +8.1%
• By 2100: 328,211 · -3.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 16% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 31% English-only · German/W. Germanic 32% Spanish 21% French/Haitian/Cajun 10%

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Political lean MEDSL · Rockland

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -17.7pp toward R · 2008: 5.9pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: D+1.7 2016: D+5.1 2012: D+6.6 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -518.82%
• Current HPI: 378.2133
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

-11.8% since first listed

3 events — show timeline

• 2026-01-01 Price Changed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-14 Coming Soon $85,000 OneKey® MLS as Distributed by MLS Grid