20 Bon Aire Cir #605 · Suffern, NY 10901

$250,000

2 bd · 1.5 ba · 1,160 sqft · Condo · 34 Days on market

Built 1974

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Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/lots of green space. Bright,spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building. Additional Information: Amenities:Storage,

Key facts

• Private deck
• Private storage room
• Refurbished kitchen

Tags

• REFURBISHED KITCHEN
• UPGRADED CUSTOM CLOSET
• PRIVATE STORAGE ROOM
• PRIVATE DECK
• SWIMMING POOL
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Community amenities include park and playground; Association provides trash service; Association fees include gas, heat, hot water, sewer and water; Additional association maintenance fee noted

Exterior

• Parking: Assigned parking; Off-street parking; On-street parking; Total of 1 parking space
• Utilities: Electric service by Orange & Rockland; Public sewer; Other utilities: see remarks
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Balcony; Courtyard; Community pool; Located near public transit; Near shops; Outdoor space

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Granite counters; Pantry; Storage; Blinds and drapes; Deck (patio/porch); Access to common basement
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.2% in Suffern — 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 68/100 on livability (#546 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Suffern Central School District (suburban): math 53% / reading 59% proficiency, ranked #242 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Richard P Connor Elementary School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 383 students, 0% FRL); Suffern Middle School (math 30% / reading 56%, grade D-, #370 of 729 statewide, top 51%, 836 students, 38% FRL); Suffern Senior High School (math 96% / reading 95%, grade A+, #76 of 1,100 statewide, top 7%, 1,486 students, 31% FRL).
• Market conditions: 230 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($108k/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 $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $102k; list at $250k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,781
• Equity at exit: $37,276

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $39,808
• Equity at exit: $21,615

Cash invested: $70,000 (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 10901

• Active inventory: 230
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $545

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 76%

Sensitivity live

Price	-10% $717	-5% $631	+0% $545	+5% $458	+10% $372
Rent	-10% $317	-5% $431	+0% $545	+5% $658	+10% $772
Rate	-1.0pp $671	-0.5pp $608	base $545	+0.5pp $480	+1.0pp $414

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	19d	1	0.03mi
66 Bon Aire Cir Unit P-7 Suffern, NY	2.0	2.0	1364	$2,900	$2.13	44d	1	0.20mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	44d	1	0.40mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	21d	1	1.30mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	25d	1	1.32mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	2d	4	1.32mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	25d	1	1.32mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	25d	1	1.32mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	2d	1	1.33mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	19d	1	1.38mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	0d	1	1.38mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$3,842	$4.43	0d	3	1.44mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	0d	1	1.44mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	25d	1	1.49mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $250,000 Active 34 DOM
2. 2026-06-18
   days on market $250,000 Active 31 DOM
3. 2026-06-17
   days on market $250,000 Active 30 DOM
4. 2026-06-16
   days on market $250,000 Active 29 DOM
5. 2026-06-15
   days on market $250,000 Active 28 DOM
6. 2026-06-13
   days on market $250,000 Active 26 DOM
7. 2026-06-09
   days on market $250,000 Active 22 DOM
8. 2026-06-08
   days on market $250,000 Active 21 DOM
9. 2026-06-07
   days on market $250,000 Active 20 DOM
10. 2026-06-04
    days on market $250,000 Active 17 DOM
11. 2026-06-03
    days on market $250,000 Active 16 DOM
12. 2026-06-02
    days on market $250,000 Active 15 DOM
13. 2026-06-01
    days on market $250,000 Active 14 DOM
14. 2026-05-31
    days on market $250,000 Active 13 DOM
15. 2026-05-18
    listed $250,000 Active 2159-char remark
16. 2013-11-19
    soldstatus $101,800 622-char remark

    Show marketing remark (583 chars)

    GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/ lots of green space. Bright, spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building.

17. 2013-11-19
    soldstatus $101,800

    Show marketing remark (583 chars)

    GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/ lots of green space. Bright, spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building.

18. 2013-09-20
    price $109,900

    Show marketing remark (583 chars)

    GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/ lots of green space. Bright, spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building.

19. 2013-09-20
    historical

    Show marketing remark (583 chars)

    GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/ lots of green space. Bright, spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building.

20. 2013-04-22
    listed $109,900 622-char remark

    Show marketing remark (583 chars)

    GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/ lots of green space. Bright, spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building.

21. 2013-04-22
    listed $101,800

    Show marketing remark (583 chars)

    GREAT NEW PRICE. Motivated sellers. Fabulous First floor unit. Opportunity to live in coveted Bon Aire Park! Pristine setting. Relax while sipping tea on your new balcony overlooking private courtyard w/ lots of green space. Bright, spacious bdrms, new hardwood floors in kitchen, all new windows & slider. Neutral colored bathrooms. Oversized closets. Storage Bin. CC: include Heat, Hot Water & Water. You only pay electric and cable!!! EZ access to NYS Thruway and NJ 287. Minutes to NJ border. Park at rear door entrance, space #605. Laundry room at adjacent building.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,516
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$7,273
• Taxable income: $2,717
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $5,883/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: Suffern Central School District
• NCES district ID: 3628320
• Math proficiency: 53% ▼ -17.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $85,871
• Composite: 51.17/100
• National rank: #1758
• State rank: #242 of 590 in NY

Livability — Suffern

• Score: 68/100
• State rank: #546
• US rank: #9788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suffern, NY
• County: Rockland County · 98,828 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 27,095
• Household income: $108,041
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 828.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 13% Black 10% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 8% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 10% German/W. Germanic 5% French/Haitian/Cajun 3%

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: ▼ -582.29%
• Current HPI: 282.4798
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+127.5% since first listed

7 events — show timeline

• 2026-05-18 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-19 Sold (MLS) $101,800 HGMLS
• 2013-11-19 Sold (MLS) $101,800 OneKey® MLS as Distributed by MLS Grid
• 2013-09-20 Delisted — HGMLS
• 2013-09-20 Price Changed $109,900 HGMLS
• 2013-04-22 Listed $101,800 HGMLS
• 2013-04-22 Listed $109,900 OneKey® MLS as Distributed by MLS Grid