34 Columbus Ave Unit B20 · Spring Valley, NY 10977

$70,000

1 bd · 1.0 ba · 650 sqft · Condo · 330 Days on market

Built 1969 Fair condition $108/sqft · 18% below area Est $86k · 18% 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
• Livability +3.4/5.0
• Schools +2.6/10.0
• 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 329 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 2.2% 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.
• Market conditions: 259 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($62k) 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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. 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. 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?
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: 2.78% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.66%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (median comp): $85,555
• List price: $70,000
• Delta: -18.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.5%
• Equity multiple: 2.37×
• Total profit: $26,911
• Equity at exit: $10,437

10-year hold

• IRR: 39.7%
• Equity multiple: 4.75×
• Total profit: $73,559
• Equity at exit: $6,052

Cash invested: $19,600 (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 10977

• Active inventory: 259
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $596

Break-even live

Break-even rent $1,195

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	2	0.87mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	1d	2	1.08mi
100 Avalon Gardens Dr Nanuet, NY	1.0–3.0	1.0–2.0	1154	$2,479	$2.15	1d	21	1.29mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 330 DOM
2. 2026-06-17
   days on market $70,000 Active 329 DOM
3. 2026-06-16
   days on market $70,000 Active 328 DOM
4. 2026-06-15
   days on market $70,000 Active 327 DOM
5. 2026-06-13
   pricedays on market $70,000 Active 325 DOM
6. 2026-06-13
   days on market $75,000 Active 324 DOM
7. 2026-06-09
   days on market $75,000 Active 321 DOM
8. 2026-06-08
   days on market $75,000 Active 320 DOM
9. 2026-06-07
   days on market $75,000 Active 319 DOM
10. 2026-06-04
    days on market $75,000 Active 316 DOM
11. 2026-06-03
    days on market $75,000 Active 315 DOM
12. 2026-06-02
    days on market $75,000 Active 314 DOM
13. 2026-06-01
    days on market $75,000 Active 313 DOM
14. 2026-05-31
    days on market $75,000 Active 312 DOM
15. 2026-01-01
    price $75,000 374-char remark

    Show marketing remark (374 chars)

    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.

16. 2025-07-24
    listed $85,000 Active 374-char remark

    Show marketing remark (374 chars)

    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.

17. 2025-07-14
    historical $85,000 374-char remark

    Show marketing remark (374 chars)

    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.

ⓘ 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: $23,391
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$5,875
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$2,036
• Taxable income: $6,766
• Est. tax owed @ 24.0%: −$1,624
• After-tax cash flow: $5,525/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

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.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint job · The walls in the living room and kitchen have some discoloration and scuff marks.	Minor	$500–3,000
Bathroom renovation · The bathroom has a dated design with a small vanity and a patterned shower curtain.	Moderate	$3,000–15,000
Kitchen renovation · The yellow walls and dated decor suggest a need for a fresh paint job and possibly new appliances.	Moderate	$3,000–15,000
Landscaping · The landscaping is minimal, and the curb appeal is low due to the lack of landscaping and the dated interior design.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• 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. ↑

ⓘ 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: 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

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
• City population: 71,465
• Population (ZIP): 71,465

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%

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%

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

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