264 Orange Tpke · Sloatsburg, NY 10974

$799,000

None bd · None ba · 1,870 sqft · MultiFamily · 73 Days on market

Built 1930 Fair condition 0.27 ac lot $427/sqft · 10% below area Est $884k · 10% 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).

• Cash flow +14.4/30.0
• ARV discount +11.8/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 264 Orange Turnpike, a rare and versatile opportunity in the heart of Sloatsburg. Currently used as an electrician’s office, this well-maintained property offers exceptional flexibility under MU-1 zoning, allowing for a wide range of commercial uses or a conversion to multifamily residential (presently 3 seperate meters). Situated on a 0.27-acre lot with multiple structures and over 5,700 sq ft combined, the site provides ample space to customize for your business operations, investment portfolio, or redevelopment vision. The existing buildings include functional office, workshop, and storage areas, along with on-site parking and easy access for staff, clients, or tenants. Located directly on Orange Turnpike, the property offers strong visibility and convenient access to Route 17, NYS Thruway, and the Sloatsburg train station. Whether you're seeking a move-in ready commercial space, planning a mixed-use project, or exploring multifamily possibilities, 264 Orange Turnpike delivers outstanding potential in a prime, fast-growing Hudson Valley corridor.

Key facts

• Multiple structures
• Strong visibility
• Convenient access

Tags

• MU-1 ZONING
• MULTIPLE STRUCTURES
• ON-SITE PARKING
• STRONG VISIBILITY
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a multifamily listed at $799k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $720k (9.9% below list).
• Recommended offer: $720k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#727 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety 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.
• Market conditions: 32 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $6k of loan paydown is wiped out by about $24k 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 73 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $720,000 (9.9% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 10% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $883,859
• List price: $799,000
• Delta: -9.60%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Johnsontown Rd	0.74mi	4/3.0	2,133 (+14%)	23mo	$610,000	$286	23

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-118,773
• Equity at exit: $119,133

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-89,346
• Equity at exit: $69,083

Cash invested: $223,720 (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 10974

• Home prices YoY: -19.7%
• Active inventory: 32
• Price-to-rent: 27.7×

Monthly cashflow live

• Estimated rent: $7,200 medium
• Mortgage (P&I): −$4,190
• Tax est. 1.5%: −$999 /mo · $11,985/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,512
• Net cashflow: $166

Break-even live

Break-even rent $6,990

Max offer price $799,000

Occupancy floor 93%

Sensitivity live

Price	-10% $718	-5% $442	+0% $166	+5% $-110	+10% $-386
Rent	-10% $-403	-5% $-118	+0% $166	+5% $451	+10% $735
Rate	-1.0pp $569	-0.5pp $370	base $166	+0.5pp $-41	+1.0pp $-251

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

Units	Beds	Baths	Est. rent
▸ 3× units	0	0	$7,200
Total (3 units)			$7,200

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Allen Ln Sloatsburg, NY	2.0	1.5	2317	$3,250	$1.40	2d	1	0.95mi
1 Library Rd Tuxedo Park, NY	2.0	1.5	1333	$2,600	$1.95	14d	1	1.03mi
12 Pine Hill Rd Tuxedo Park, NY	3.0	2.0	2000	$3,900	$1.95	22d	1	1.31mi
61 Crows Nest Rd #4 Tuxedo Park, NY	3.0	2.0	1859	$6,500	$3.50	14d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $799,000 Active 73 DOM
2. 2026-06-18
   days on market $799,000 Active 70 DOM
3. 2026-06-17
   days on market $799,000 Active 69 DOM
4. 2026-06-16
   days on market $799,000 Active 68 DOM
5. 2026-06-15
   days on market $799,000 Active 67 DOM
6. 2026-06-13
   days on market $799,000 Active 65 DOM
7. 2026-06-09
   days on market $799,000 Active 61 DOM
8. 2026-06-08
   days on market $799,000 Active 60 DOM
9. 2026-06-07
   days on market $799,000 Active 59 DOM
10. 2026-06-04
    days on market $799,000 Active 56 DOM
11. 2026-06-03
    days on market $799,000 Active 55 DOM
12. 2026-06-02
    days on market $799,000 Active 54 DOM
13. 2026-06-01
    days on market $799,000 Active 53 DOM
14. 2026-05-31
    pricedays on market $799,000 Active 52 DOM
15. 2026-04-08
    listed $889,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to 264 Orange Turnpike, a rare and versatile opportunity in the heart of Sloatsburg. Currently used as an electrician’s office, this well-maintained property offers exceptional flexibility under MU-1 zoning, allowing for a wide range of commercial uses or a conversion to multifamily residential (presently 3 seperate meters). Situated on a 0.27-acre lot with multiple structures and over 5,700 sq ft combined, the site provides ample space to customize for your business operations, investment portfolio, or redevelopment vision. The existing buildings include functional office, workshop, and storage areas, along with on-site parking and easy access for staff, clients, or tenants. Located directly on Orange Turnpike, the property offers strong visibility and convenient access to Route 17, NYS Thruway, and the Sloatsburg train station. Whether you're seeking a move-in ready commercial space, planning a mixed-use project, or exploring multifamily possibilities, 264 Orange Turnpike delivers outstanding potential in a prime, fast-growing Hudson Valley corridor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $86,400
• − Mortgage interest: −$44,756
• − Property taxes: −$11,985
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,912
• − Management: −$6,912
• − Depreciation: −$23,244
• Taxable loss: −$11,404
• Est. tax savings @ 24.0%: +$2,737
• After-tax cash flow: $4,732/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 · 14 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some repairs and maintenance needed, particularly in the exterior and landscaping. Improvements in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major landscaping — The landscaping is overgrown and in poor condition, requiring significant work to improve curb appeal.
• Moderate exterior siding — The exterior siding appears to be in fair condition with some discoloration and minor wear, requiring some repairs.
• Moderate interior walls/paint — The interior walls and paint appear to be in fair condition with some discoloration and minor wear, requiring some repairs.

Value-add opportunities

• Both Landscaping and exterior painting — Improving the landscaping and exterior painting will enhance the curb appeal and overall appearance of the property, making it more attractive to potential buyers or renters.
• Both HVAC system maintenance — Maintaining the HVAC system will ensure the property is comfortable and energy-efficient, which is important for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · The landscaping is overgrown and in poor condition, requiring significant work to improve curb appeal.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in fair condition with some discoloration and minor wear, requiring some repairs.	Moderate	$3,000–15,000
interior walls/paint · The interior walls and paint appear to be in fair condition with some discoloration and minor wear, requiring some repairs.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improving the landscaping and exterior painting will enhance the curb appeal and overall appearance of the property, making it more attractive to potential buyers or renters. ↑
• Both HVAC system maintenance — Maintaining the HVAC system will ensure the property is comfortable and energy-efficient, which is important for 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: 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 — Sloatsburg

• Score: 64/100
• State rank: #727
• US rank: #13926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sloatsburg, NY
• City population: 3,324
• Population (ZIP): 3,324

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 8% Black 8% Native American 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3% Dominican 3%
• Common ancestry: Romanian 10% Scotch-Irish 5% Russian 3%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 10% Russian/Polish/Slavic 9% Chinese 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: ▼ -63.71%
• Current HPI: 259.2036
• 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

1 event — show timeline

• 2026-04-08 Listed $889,000 OneKey® MLS as Distributed by MLS Grid