121 Hammond Rd · Thiells, NY 10984

$739,000

5 bd · 3.0 ba · 2,164 sqft · SingleFamily public records · 299 Days on market

Built 1962 0.53 ac lot $341/sqft · 13% below area Est $847k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.3/15.0
• Cash flow +7.8/30.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bedrooms galore! With five bedrooms and three full bathrooms, this expanded split level home has all the space you need to move in and make it your own. The primary suite includes a walk in closet and full bath, while the other three bedrooms upstairs share the hall bath. Downstairs you will find another bedroom and full bath. Enjoy a covered patio with a hot tub and private back yard. This home is in a great location directly across from North Rockland High School with easy access to the Palisades Parkway! Low taxes. Reach out and schedule a showing today.

Key facts

• 0.53 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $739k.

Deal economics

• At list price, monthly cash flow is $-885 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $583k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $725k (1.9% below list).
• Recommended offer: $583k (21.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.3% in Thiells — 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 70/100 on livability (#432 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.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $22k 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.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($650k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $60k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $739k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $582,606 (21.2% 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 299 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 8.5

CMA / ARV

• ARV (median comp): $847,447
• List price: $739,000
• Delta: -12.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Capt Faldermeyer Dr	0.29mi	4/2.5 (-1)	2,136 (-1%)	0mo	$812,000	$380	77
10 Cedar Ln	0.11mi	4/3.0 (-1)	2,128 (-2%)	22mo	$730,000	$343	69
45 Maple Dr	0.68mi	4/2.0 (-1)	2,133 (-1%)	6mo	$635,000	$298	52
89 Pine Dr	0.53mi	4/1.0 (-1)	2,261 (+4%)	5mo	$640,000	$283	50
6 Ewald Pl	0.55mi	4/2.5 (-1)	2,253 (+4%)	12mo	$670,000	$297	50
35 Capt Faldermeyer Dr	0.58mi	4/2.5 (-1)	2,040 (-6%)	10mo	$766,500	$376	48
6 Castle Ct	0.44mi	4/2.5 (-1)	2,302 (+6%)	20mo	$725,000	$315	45
29 S Lilburn Dr	0.64mi	5/3.0	2,008 (-7%)	21mo	$690,000	$344	41
3 Hemlock Ln	0.63mi	4/2.5 (-1)	1,840 (-15%)	11mo	$674,400	$367	30
3 Brainerd Dr	0.57mi	4/2.5 (-1)	2,450 (+13%)	23mo	$790,000	$322	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: -24.8%
• Equity multiple: 0.15×
• Total profit: $-175,101
• Equity at exit: $110,187

10-year hold

• IRR: -20.1%
• Equity multiple: -0.07×
• Total profit: $-220,877
• Equity at exit: $63,895

Cash invested: $206,920 (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 10984

• Home prices YoY: -22.5%
• Active inventory: 18
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $7,250 medium
• Mortgage (P&I): −$3,875
• Tax from tax record: −$2,374 /mo · $28,487/yr
• Insurance: −$308
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,522
• Net cashflow: $-885

Break-even live

Break-even rent $8,371

Max offer price $582,606

Occupancy floor —

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Gleason Dr Thiells, NY	5.0	2.5	2008	$7,250	$3.61	1d	1	1.33mi

Listing history 24 events

1. 2026-06-18
   days on market $739,000 Active 299 DOM
2. 2026-06-17
   days on market $739,000 Active 298 DOM
3. 2026-06-16
   days on market $739,000 Active 297 DOM
4. 2026-06-15
   days on market $739,000 Active 296 DOM
5. 2026-06-13
   days on market $739,000 Active 294 DOM
6. 2026-06-10
   days on market $739,000 Active 290 DOM
7. 2026-06-08
   days on market $739,000 Active 289 DOM
8. 2026-06-07
   days on market $739,000 Active 288 DOM
9. 2026-06-04
   days on market $739,000 Active 285 DOM
10. 2026-06-03
    days on market $739,000 Active 284 DOM
11. 2026-06-02
    days on market $739,000 Active 283 DOM
12. 2026-06-01
    days on market $739,000 Active 282 DOM
13. 2026-05-31
    days on market $739,000 Active 281 DOM
14. 2026-03-11
    status Active 563-char remark

    Show marketing remark (563 chars)

    Bedrooms galore! With five bedrooms and three full bathrooms, this expanded split level home has all the space you need to move in and make it your own. The primary suite includes a walk in closet and full bath, while the other three bedrooms upstairs share the hall bath. Downstairs you will find another bedroom and full bath. Enjoy a covered patio with a hot tub and private back yard. This home is in a great location directly across from North Rockland High School with easy access to the Palisades Parkway! Low taxes. Reach out and schedule a showing today.

15. 2026-02-16
    price $739,000 563-char remark

    Show marketing remark (563 chars)

    Bedrooms galore! With five bedrooms and three full bathrooms, this expanded split level home has all the space you need to move in and make it your own. The primary suite includes a walk in closet and full bath, while the other three bedrooms upstairs share the hall bath. Downstairs you will find another bedroom and full bath. Enjoy a covered patio with a hot tub and private back yard. This home is in a great location directly across from North Rockland High School with easy access to the Palisades Parkway! Low taxes. Reach out and schedule a showing today.

16. 2025-09-26
    price $749,000 563-char remark

    Show marketing remark (563 chars)

    Bedrooms galore! With five bedrooms and three full bathrooms, this expanded split level home has all the space you need to move in and make it your own. The primary suite includes a walk in closet and full bath, while the other three bedrooms upstairs share the hall bath. Downstairs you will find another bedroom and full bath. Enjoy a covered patio with a hot tub and private back yard. This home is in a great location directly across from North Rockland High School with easy access to the Palisades Parkway! Low taxes. Reach out and schedule a showing today.

17. 2025-08-16
    listed $799,000 Active 563-char remark

    Show marketing remark (563 chars)

    Bedrooms galore! With five bedrooms and three full bathrooms, this expanded split level home has all the space you need to move in and make it your own. The primary suite includes a walk in closet and full bath, while the other three bedrooms upstairs share the hall bath. Downstairs you will find another bedroom and full bath. Enjoy a covered patio with a hot tub and private back yard. This home is in a great location directly across from North Rockland High School with easy access to the Palisades Parkway! Low taxes. Reach out and schedule a showing today.

18. 2025-08-15
    historical $799,000 563-char remark

    Show marketing remark (563 chars)

    Bedrooms galore! With five bedrooms and three full bathrooms, this expanded split level home has all the space you need to move in and make it your own. The primary suite includes a walk in closet and full bath, while the other three bedrooms upstairs share the hall bath. Downstairs you will find another bedroom and full bath. Enjoy a covered patio with a hot tub and private back yard. This home is in a great location directly across from North Rockland High School with easy access to the Palisades Parkway! Low taxes. Reach out and schedule a showing today.

19. 1999-08-09
    soldstatus $160,000
20. 1998-01-29
    soldstatus $158,000
21. 1998-01-21
    soldstatus $158,000 163-char remark

    Show marketing remark (163 chars)

    CONTRACTOR'S DELIGHT. NOW WELL PRICED TO SELL. HW FLRS, SOME REPLACEMENT WNDWS. WOODMOLDINGS. RM DWNSTRS GOOD FOR HOME OFFICE, DEN, OR 4TH BR. 'AS IS' CONDITION.

22. 1997-11-26
    price $164,900 163-char remark

    Show marketing remark (163 chars)

    CONTRACTOR'S DELIGHT. NOW WELL PRICED TO SELL. HW FLRS, SOME REPLACEMENT WNDWS. WOODMOLDINGS. RM DWNSTRS GOOD FOR HOME OFFICE, DEN, OR 4TH BR. 'AS IS' CONDITION.

23. 1997-11-26
    historical 163-char remark

    Show marketing remark (163 chars)

    CONTRACTOR'S DELIGHT. NOW WELL PRICED TO SELL. HW FLRS, SOME REPLACEMENT WNDWS. WOODMOLDINGS. RM DWNSTRS GOOD FOR HOME OFFICE, DEN, OR 4TH BR. 'AS IS' CONDITION.

24. 1997-09-18
    listed $158,000 163-char remark

    Show marketing remark (163 chars)

    CONTRACTOR'S DELIGHT. NOW WELL PRICED TO SELL. HW FLRS, SOME REPLACEMENT WNDWS. WOODMOLDINGS. RM DWNSTRS GOOD FOR HOME OFFICE, DEN, OR 4TH BR. 'AS IS' CONDITION.

ⓘ 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: $28,487 · $2,374/mo
• Projected year-2 tax: $28,487 · $2,374/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $87,000
• − Mortgage interest: −$41,395
• − Property taxes: −$28,487
• − Insurance: −$4,362
• − Repairs & maintenance: −$6,960
• − Management: −$6,960
• − Depreciation: −$21,498
• Taxable loss: −$22,663
• Est. tax savings @ 24.0%: +$5,439
• After-tax cash flow: $-5,185/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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Thiells

• Score: 70/100
• State rank: #432
• US rank: #7476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thiells, NY
• City population: 2,760
• Population (ZIP): 2,760

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 18% Dominican 8%
• Common ancestry: Subsaharan African 9% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 18% Korean 2% Chinese 1%

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: ▼ -83.95%
• Current HPI: 289.8185
• 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

+367.7% since first listed

11 events — show timeline

• 2026-03-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $739,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-16 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Coming Soon $799,000 OneKey® MLS as Distributed by MLS Grid
• 1999-08-09 Sold (Public Records) $160,000 Public Records
• 1998-01-29 Sold (Public Records) $158,000 Public Records
• 1998-01-21 Sold (MLS) $158,000 HGMLS
• 1997-11-26 Delisted — HGMLS
• 1997-11-26 Price Changed $164,900 HGMLS
• 1997-09-18 Listed $158,000 HGMLS

Property tax history

+8.3%/yr

Latest (2025): $28,487 · +20.4% YoY. Source: county tax records.