5 Pratt St · Haverstraw, NY 10927

$349,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 45 Days on market

Built 1890 1,307 sqft lot $342/sqft · 30% below area Est $500k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own?! no need to look further, move into your very own beautiful cozy nest or rent it out for income/investment. Perfect starter home in desirable Village of Haverstraw, features 2 bedrooms, full bath, eat-in kitchen with dinette/living room. Nice size patio to hang out out and enjoy your privacy. House was updated in 2010 and has a new hot water tank.

Key facts

• 1,307 sq ft lot
• Built 1890
• Listed 45 days

Property features AI

Exterior

• Parking: No designated parking or carport
• Utilities: Electric service by Orange & Rockland; Public sewer; Public trash collection
• Home design: Single family residence; Two levels
• Construction: Frame construction with shingle siding
• Exterior features: Level lot; Near public transit; Near schools; Near shops; Fenced yard; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2-story home with rooms across two levels
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Patio
• Laundry & utility: Unfinished basement (utility/storage space)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $10 ($122/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 $307k (12.2% below list).
• Recommended offer: $307k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Haverstraw — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#1,087 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, amenities F, commute 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.
• Zoned schools: West Haverstraw Elementary School (math 22% / reading 37%, grade F, #1,729 of 2,108 statewide, top 84%, 742 students, 22% FRL); Fieldstone Middle School (math 18% / reading 46%, grade F, #511 of 729 statewide, top 71%, 1,247 students, 0% FRL); North Rockland High School (math 86% / reading 67%, grade A-, #612 of 1,100 statewide, top 56%, 2,687 students, 0% FRL) — zoned schools average 7% FRL vs 40% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.6%/yr); 50 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $3,066/mo this rent would consume 49% of the median local household income ($75k/yr) (locally 791% 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 $2k of loan paydown is wiped out by about $10k 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 45 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $226k; list at $349k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,589 (12.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $499,848
• List price: $349,000
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Mackey Ct	0.27mi	3/1.0 (+1)	1,008 (-1%)	8mo	$459,999	$456	74
19 Tanneyanns Ln	0.44mi	3/2.0 (+1)	1,020 (0%)	4mo	$485,000	$475	68
5 Peck St	0.51mi	3/1.0 (+1)	1,038 (+2%)	5mo	$485,000	$467	64
86 Gurnee Ave	0.34mi	3/1.0 (+1)	1,040 (+2%)	18mo	$469,000	$451	61
5 Simenovsky Dr	0.28mi	3/2.0 (+1)	1,062 (+4%)	14mo	$410,000	$386	59
16 Peck St	0.44mi	3/1.0 (+1)	1,052 (+3%)	16mo	$429,000	$408	56
2 Hoover Ave	0.49mi	2/2.0	980 (-4%)	19mo	$410,000	$418	51
147 E Railroad Ave	0.56mi	2/2.0	1,056 (+4%)	18mo	$355,000	$336	49
31 N Wayne Ave	0.72mi	3/2.0 (+1)	1,080 (+6%)	4mo	$410,000	$380	44
22 Tanneyanns Ln	0.42mi	3/2.0 (+1)	1,152 (+13%)	13mo	$500,000	$434	39
63 Clove Ave	0.54mi	3/1.5 (+1)	1,168 (+14%)	12mo	$466,000	$399	34
158 Hudson Ave	0.73mi	3/1.0 (+1)	1,144 (+12%)	18mo	$395,000	$345	26

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-40,942
• Equity at exit: $52,037

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $32,715
• Equity at exit: $30,175

Cash invested: $97,720 (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 10927

• Home prices YoY: -23.6%
• Rents YoY: 7.6%
• Active inventory: 50
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,066 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $10

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 95%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Westside Ave Haverstraw, NY	3.0	2.0	1260	$3,200	$2.54	43d	1	0.06mi
42 Peck St West Haverstraw, NY	2.0	2.0	1000	$2,950	$2.95	43d	1	0.35mi
27-29-31 Lakeview Ct Unit 29 Haverstraw, NY	2.0	1.0	1200	$2,550	$2.12	10d	1	0.38mi
100 Westside Ave Unit 2 Haverstraw, NY	3.0	1.0	1492	$2,485	$1.67	1d	1	0.38mi
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	11d	1	0.44mi
19 Conger Ave Unit 2 Haverstraw, NY	2.0	1.0	900	$2,750	$3.06	43d	1	0.51mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	24d	1	0.74mi
1 Kensington Cir Haverstraw, NY	1.0–2.0	1.0	1017	$2,975	$2.92	1d	3	0.86mi
176 Ramapo Rd Garnerville, NY	1.0	1.0	818	$2,395	$2.93	1d	3	0.88mi
72 Benson St Unit 4 West Haverstraw, NY	2.0	1.0	825	$2,500	$3.03	13d	1	0.89mi
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	43d	1	0.90mi
1100 Admirals Cove Blvd Haverstraw, NY	2.0	1.0–2.0	887	$6,095	$6.87	1d	36	0.95mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	16d	1	0.96mi
1405 Round Pointe Dr Haverstraw, NY	1.0	1.5	817	$3,500	$4.28	1d	1	0.96mi
1321 Round Pointe Dr Haverstraw, NY	1.0	1.5	1095	$3,850	$3.52	1d	1	0.97mi
2100 Round Pointe Dr Haverstraw, NY	1.0–2.0	1.5–2.0	1143	$4,295	$3.76	1d	7	1.05mi
11 Brush Ct Garnerville, NY	2.0	1.0	1100	$2,500	$2.27	7d	1	1.07mi
3111 Leeward Dr Haverstraw, NY	1.0	1.0	979	$2,950	$3.01	2d	1	1.08mi
3106 Leeward Dr Haverstraw, NY	1.0	1.0	906	$2,650	$2.92	21d	1	1.09mi
4100 Southerly Pointe Dr Haverstraw, NY	2.0	1.0–2.5	1055	$4,450	$4.22	1d	7	1.11mi

Listing history 31 events

1. 2026-06-18
   days on market $349,000 Active 45 DOM
2. 2026-06-17
   days on market $349,000 Active 44 DOM
3. 2026-06-16
   days on market $349,000 Active 43 DOM
4. 2026-06-15
   days on market $349,000 Active 42 DOM
5. 2026-06-13
   days on market $349,000 Active 40 DOM
6. 2026-06-10
   days on market $349,000 Active 36 DOM
7. 2026-06-08
   days on market $349,000 Active 35 DOM
8. 2026-06-07
   days on market $349,000 Active 34 DOM
9. 2026-06-04
   days on market $349,000 Active 31 DOM
10. 2026-06-03
    days on market $349,000 Active 30 DOM
11. 2026-06-02
    days on market $349,000 Active 29 DOM
12. 2026-06-01
    days on market $349,000 Active 28 DOM
13. 2026-05-31
    days on market $349,000 Active 27 DOM
14. 2026-05-04
    listed $349,000 Active 863-char remark
15. 2026-05-03
    historical
16. 2026-04-15
    price $349,000
17. 2026-04-13
    status Active
18. 2026-02-02
    listed $379,000 Active
19. 2021-11-08
    soldstatus $226,000
20. 2021-10-28
    soldstatus $226,000 Closed

    Show marketing remark (376 chars)

    Why rent when you can own?! no need to look further, move into your very own beautiful cozy nest or rent it out for income/investment. Perfect starter home in desirable Village of Haverstraw, features 2 bedrooms, full bath, eat-in kitchen with dinette/living room. Nice size patio to hang out out and enjoy your privacy. House was updated in 2010 and has a new hot water tank.

21. 2021-07-26
    status Pending

    Show marketing remark (376 chars)

    Why rent when you can own?! no need to look further, move into your very own beautiful cozy nest or rent it out for income/investment. Perfect starter home in desirable Village of Haverstraw, features 2 bedrooms, full bath, eat-in kitchen with dinette/living room. Nice size patio to hang out out and enjoy your privacy. House was updated in 2010 and has a new hot water tank.

22. 2021-06-21
    listed $199,000 Active

    Show marketing remark (376 chars)

    Why rent when you can own?! no need to look further, move into your very own beautiful cozy nest or rent it out for income/investment. Perfect starter home in desirable Village of Haverstraw, features 2 bedrooms, full bath, eat-in kitchen with dinette/living room. Nice size patio to hang out out and enjoy your privacy. House was updated in 2010 and has a new hot water tank.

23. 2007-12-27
    soldstatus $141,000
24. 2007-12-24
    price $149,900
25. 2007-12-24
    historical
26. 2007-05-31
    listed $141,000
27. 2003-05-23
    soldstatus $145,000
28. 2003-03-18
    price $147,500
29. 2003-03-18
    historical
30. 2003-02-20
    listed $145,000
31. 1979-11-21
    soldstatus $6,765

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $36,791
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − Depreciation: −$10,153
• Taxable loss: −$5,778
• Est. tax savings @ 24.0%: +$1,387
• After-tax cash flow: $1,509/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 — Haverstraw

• Score: 57/100
• State rank: #1087
• US rank: #21649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haverstraw, NY
• County: Rockland County · 98,828 people
• City population: 12,325
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,325
• Household income: $75,167
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 791.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 24% White 18% Black 17% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 32%
• Common ancestry: Hispanic 5% Romanian 1% Scotch-Irish 1%
• Foreign-born: 43% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 53% French/Haitian/Cajun 6% Other Asian/Pacific 2%

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: ▼ -73.63%
• Current HPI: 238.4313
• Rent YoY: ▲ 7.62%
• 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

+5058.9% since first listed

18 events — show timeline

• 2026-05-04 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-08 Sold (Public Records) $226,000 Public Records
• 2021-10-28 Sold (MLS) $226,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-06-21 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2007-12-27 Sold (MLS) $141,000 HGMLS
• 2007-12-24 Delisted — HGMLS
• 2007-12-24 Price Changed $149,900 HGMLS
• 2007-05-31 Listed $141,000 HGMLS
• 2003-05-23 Sold (MLS) $145,000 HGMLS
• 2003-03-18 Delisted — HGMLS
• 2003-03-18 Price Changed $147,500 HGMLS
• 2003-02-20 Listed $145,000 HGMLS
• 1979-11-21 Sold (Public Records) $6,765 Public Records

Property tax history

+17.4%/yr

Latest (2025): $44,682 · +7.8% YoY. Source: county tax records.