53 Brookside Ave · Nyack, NY 10960

$899,000

9 bd · 5.1 ba · 3,219 sqft · MultiFamily · 80 Days on market

Built 1880 0.25 ac lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Tri-family building great investment property! The main floor has 2 bedrooms, 2 baths and access to a deck. Nice living room space with 2 separate entrances. The second floor also has 2 beds and 2 baths. The third floor is a 1 bed and 1 bath unit with new floors. Plenty of parking in the back perfect! Additional Information: Amenities:Storage,

Key facts

• Eat-in kitchens
• Three spacious units
• Formal dining rooms

Tags

• VICTORIAN-STYLE TRIPLEX
• THREE SPACIOUS UNITS
• HARDWOOD AND TILE FLOORING
• EAT-IN KITCHENS
• FORMAL DINING ROOMS
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $899k).
• Recommended offer: $845k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.5% in Nyack — 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 76/100 on livability (#231 in NY, #3,632 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, cost of living F.
• Nyack Union Free School District (suburban): math 78% / reading 78% proficiency, ranked #62 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Upper Nyack School (math 74% / reading 84%, grade A, #188 of 2,108 statewide, top 11%, 394 students, 24% FRL); Nyack Middle School (math 72% / reading 82%, grade A, #41 of 729 statewide, top 6%, 657 students, 39% FRL); Nyack Senior High School (math 92% / reading 72%, grade A, #452 of 1,100 statewide, top 44%, 877 students, 36% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 118 active listings in the ZIP; high-income renter base; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $9,827/mo this rent would consume 94% of the median local household income ($126k/yr) (locally 643% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 80 days — a 6% lower offer ($845k) is reasonable based on typical stale-listing flexibility.
• 4 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 $635k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $845,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.09% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-66,180
• Equity at exit: $134,044

10-year hold

• IRR: 6.6%
• Equity multiple: 1.57×
• Total profit: $143,689
• Equity at exit: $77,729

Cash invested: $251,720 (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 10960

• Home prices YoY: -34.4%
• Rents YoY: 6.1%
• Active inventory: 118
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $9,827 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,931 /mo · $23,169/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,064
• Net cashflow: $744

Break-even live

Break-even rent $8,886

Max offer price $899,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,252	-5% $998	+0% $744	+5% $489	+10% $235
Rent	-10% $-33	-5% $355	+0% $744	+5% $1,132	+10% $1,520
Rate	-1.0pp $1,196	-0.5pp $972	base $744	+0.5pp $511	+1.0pp $274

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$9,828
Total (3 units)			$9,827

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-12-10
   status Pending
2. 2025-09-02
   listed $899,000 Active
3. 2022-10-27
   soldstatus $635,000
4. 2020-01-30
   soldstatus $465,000
5. 2020-01-29
   soldstatus $465,000 Sold 347-char remark

   Show marketing remark (347 chars)

   Tri-family building great investment property! The main floor has 2 bedrooms, 2 baths and access to a deck. Nice living room space with 2 separate entrances. The second floor also has 2 beds and 2 baths. The third floor is a 1 bed and 1 bath unit with new floors. Plenty of parking in the back perfect! Additional Information: Amenities:Storage,

6. 2019-09-12
   status Pending 347-char remark

   Show marketing remark (347 chars)

   Tri-family building great investment property! The main floor has 2 bedrooms, 2 baths and access to a deck. Nice living room space with 2 separate entrances. The second floor also has 2 beds and 2 baths. The third floor is a 1 bed and 1 bath unit with new floors. Plenty of parking in the back perfect! Additional Information: Amenities:Storage,

7. 2019-06-21
   price $534,000 347-char remark

   Show marketing remark (347 chars)

   Tri-family building great investment property! The main floor has 2 bedrooms, 2 baths and access to a deck. Nice living room space with 2 separate entrances. The second floor also has 2 beds and 2 baths. The third floor is a 1 bed and 1 bath unit with new floors. Plenty of parking in the back perfect! Additional Information: Amenities:Storage,

8. 2019-03-12
   listed $549,000 Active 347-char remark

   Show marketing remark (347 chars)

   Tri-family building great investment property! The main floor has 2 bedrooms, 2 baths and access to a deck. Nice living room space with 2 separate entrances. The second floor also has 2 beds and 2 baths. The third floor is a 1 bed and 1 bath unit with new floors. Plenty of parking in the back perfect! Additional Information: Amenities:Storage,

9. 2014-04-09
   historical Expired
10. 2014-04-08
    historical
11. 2014-04-05
    listed Active
12. 2013-04-09
    listed $494,000

ⓘ 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: $23,169 · $1,931/mo
• Projected year-2 tax: $23,169 · $1,931/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $117,924
• − Mortgage interest: −$50,358
• − Property taxes: −$23,169
• − Insurance: −$4,495
• − Repairs & maintenance: −$9,434
• − Management: −$9,434
• − Depreciation: −$26,153
• Taxable loss: −$5,119
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $10,151/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: Nyack Union Free School District
• NCES district ID: 3621480
• Math proficiency: 78% ▲ 8.00%
• Reading proficiency: 78% ▲ 17.00%
• Median HH income: $85,766
• Composite: 69.43/100
• National rank: #310
• State rank: #62 of 590 in NY

Livability — Nyack

• Score: 76/100
• State rank: #231
• US rank: #3632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockland County · 98,828 people
• City population: 15,251
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,251
• Household income: $125,789
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 643.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Black 17% Hispanic / Latino 16% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 74% English-only · Spanish 10% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -132.35%
• Current HPI: 252.9388
• Rent YoY: ▲ 6.09%
• 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

+82.0% since first listed

12 events — show timeline

• 2025-12-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-27 Sold (Public Records) $635,000 Public Records
• 2020-01-30 Sold (Public Records) $465,000 Public Records
• 2020-01-29 Sold (MLS) $465,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-06-21 Price Changed $534,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-12 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-09 Delisted — HGMLS
• 2014-04-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-04-05 Listed — HGMLS
• 2013-04-09 Listed $494,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2025): $23,169 · +1.6% YoY. Source: county tax records.