57 Park Ave · Suffern, NY 10901

$675,000

6 bd · 2.0 ba · 2,595 sqft · MultiFamily public records · 16 Days on market

Built 1900 6,534 sqft lot Est $771k · 12% under

---

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 +13.1/15.0
• Cash flow +12.5/30.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Grab it before it’s gone! Prime corner property in the heart of Suffern, just a short walk to shopping and the train. This legal two-family offers incredible income potential with separate interior entrance. The first level features a massive kitchen, sun-filled dinette, spacious living room, and two oversized bedrooms full of windows. Upstairs boasts four bedrooms, a beautiful kitchen, and a deck with stunning mountain views. Huge driveway fits 10+ cars plus a 2-car garage. Endless possibilities for investors or end-users looking to generate extra income!

Key facts

• Oversized bedrooms
• Sun-filled dinette
• Corner property

Tags

• CORNER PROPERTY
• SEPARATE INTERIOR ENTRANCE
• MASSIVE KITCHEN
• SUN-FILLED DINETTE
• SPACIOUS LIVING ROOM
• OVERSIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative. Per door: $-48/mo.
• To cash-flow at today's rent, offer at most $658k (2.5% below list).
• Meets the 1% rule at list price ($7k rent vs $675k).
• Recommended offer: $658k (2.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $6,755/mo this rent would consume 75% of the median local household income ($108k/yr) (locally 828% 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 $5k of loan paydown is wiped out by about $20k 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 16 days — a 2% lower offer ($665k) is reasonable based on typical stale-listing flexibility.
• 5 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 $370k; list at $675k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $658,208 (2.5% 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. 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 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.00% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $770,715
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Washington Ave	0.18mi	6/4.0	2,310 (-11%)	1mo	$850,000	$368	65
62 Ramapo Ave	0.23mi	5/3.0 (-1)	2,675 (+3%)	15mo	$605,000	$226	63
36 Wayne Ave	0.35mi	6/3.0	2,809 (+8%)	12mo	$750,000	$267	56
22 Riverside Dr	0.40mi	6/4.0	2,944 (+13%)	21mo	$875,000	$297	34

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-114,860
• Equity at exit: $100,645

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-105,486
• Equity at exit: $58,362

Cash invested: $189,000 (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: 16.7×

Monthly cashflow live

• Estimated rent: $6,755 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$1,610 /mo · $19,326/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,419
• Net cashflow: $-95

Break-even live

Break-even rent $6,875

Max offer price $658,208

Occupancy floor 96%

Sensitivity live

Price	-10% $287	-5% $96	+0% $-95	+5% $-286	+10% $-477
Rent	-10% $-629	-5% $-362	+0% $-95	+5% $172	+10% $439
Rate	-1.0pp $245	-0.5pp $77	base $-95	+0.5pp $-270	+1.0pp $-448

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,756
Total (2 units)			$6,755

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Millbury St Suffern, NY	6.0	2.5	2578	$6,500	$2.52	45d	1	1.25mi

Listing history 15 events

1. 2026-03-06
   status Pending
2. 2026-02-17
   price $675,000
3. 2026-02-15
   listed $699,000 Active
4. 2021-10-05
   historical
5. 2021-07-28
   historical
6. 2021-05-30
   listed $509,000 Active
7. 2021-03-26
   price $509,000
8. 2021-03-05
   listed $489,000 Active
9. 2013-09-19
   soldstatus $370,000
10. 2013-09-19
    soldstatus $370,000
11. 2013-09-19
    soldstatus $370,000
12. 2013-03-27
    historical
13. 2013-03-27
    price $389,000
14. 2013-02-05
    listed $389,000
15. 2013-02-05
    listed $370,000

ⓘ 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: $19,326 · $1,610/mo
• Projected year-2 tax: $19,326 · $1,610/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $81,060
• − Mortgage interest: −$37,810
• − Property taxes: −$19,326
• − Insurance: −$3,375
• − Repairs & maintenance: −$6,485
• − Management: −$6,485
• − Depreciation: −$19,636
• Taxable loss: −$12,057
• Est. tax savings @ 24.0%: +$2,894
• After-tax cash flow: $1,753/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

+73.5% since first listed

15 events — show timeline

• 2026-03-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-15 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-30 Listed $509,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-26 Price Changed $509,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-05 Listed $489,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-19 Sold (Public Records) $370,000 Public Records
• 2013-09-19 Sold (MLS) $370,000 HGMLS
• 2013-09-19 Sold (MLS) $370,000 OneKey® MLS as Distributed by MLS Grid
• 2013-03-27 Price Changed $389,000 HGMLS
• 2013-03-27 Delisted — HGMLS
• 2013-02-05 Listed $370,000 HGMLS
• 2013-02-05 Listed $389,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $19,326 · +5.9% YoY. Source: county tax records.