37 7th St · Hillburn, NY 10901

$575,000

4 bd · 3.0 ba · 1,652 sqft · MultiFamily · 74 Days on market

Built 1890 Fair condition 6,098 sqft lot $348/sqft · 50% below area Est $1141k · 50% 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).

• Cash flow +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +5.1/10.0
• Livability +2.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

"Great 2-unit investment opportunity" on a quiet dead-end street. 2 separate structures - with private entrances and small balconies, offering an independent setup. Rooms are generously sized, feature hardwood floors throughout, and have bright, airy windows for great sunlight. Includes nice small front & back yards for comfort & play. Home is ready to go - and just a few touch-ups could maximize its appeal and further increase the return! Income-generating property with literally no expenses and pure profit!! 2-Family - one cottage unit is fully occupied, currently rented at $1800/month, and the second bigger structure/unit is vacant with projected rent of approximately $3,000/month. Reach out now to secure this opportunity!

Key facts

• Private entrances
• Bright airy windows
• Hardwood floors

Tags

• 2 UNIT INVESTMENT OPPORTUNITY
• PRIVATE ENTRANCES
• HARDWOOD FLOORS
• BRIGHT AIRY WINDOWS

🏷️ Possibly a rental listed for sale. The $575,000 price doesn't fit this home's estimated sale value (~$1,141,120) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $575k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive. Per door: $285/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $575k).
• Recommended offer: $540k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,151 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A, employment B+; Watch: schools F, amenities F, commute 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: 225 active listings in the ZIP; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $5,822/mo this rent would consume 65% 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 $4k of loan paydown is wiped out by about $17k 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 74 days — a 6% lower offer ($540k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $470k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $540,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,141,120
• List price: $575,000
• Delta: -49.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-56,740
• Equity at exit: $85,734

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-2,154
• Equity at exit: $49,715

Cash invested: $161,000 (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: 225
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $5,822 high
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,223
• Net cashflow: $570

Break-even live

Break-even rent $5,100

Max offer price $575,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$5,822
Total (2 units)			$5,822

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $575,000 Active 74 DOM
2. 2026-06-17
   days on market $575,000 Active 73 DOM
3. 2026-06-16
   days on market $575,000 Active 72 DOM
4. 2026-06-15
   days on market $575,000 Active 71 DOM
5. 2026-06-13
   days on market $575,000 Active 69 DOM
6. 2026-06-09
   days on market $575,000 Active 65 DOM
7. 2026-06-08
   days on market $575,000 Active 64 DOM
8. 2026-06-07
   days on market $575,000 Active 63 DOM
9. 2026-06-04
   days on market $575,000 Active 60 DOM
10. 2026-06-03
    days on market $575,000 Active 59 DOM
11. 2026-06-02
    days on market $575,000 Active 58 DOM
12. 2026-06-01
    days on market $575,000 Active 57 DOM
13. 2026-05-31
    days on market $575,000 Active 56 DOM
14. 2026-04-26
    price $575,000 753-char remark

    Show marketing remark (753 chars)

    "Great 2-unit investment opportunity" on a quiet dead-end street. 2 separate structures - with private entrances and small balconies, offering an independent setup. Rooms are generously sized, feature hardwood floors throughout, and have bright, airy windows for great sunlight. Includes nice small front & back yards for comfort & play. Home is ready to go - and just a few touch-ups could maximize its appeal and further increase the return! Income-generating property with literally no expenses and pure profit!! 2-Family - one cottage unit is fully occupied, currently rented at $1800/month, and the second bigger structure/unit is vacant with projected rent of approximately $3,000/month. Reach out now to secure this opportunity!

15. 2026-04-12
    status Active 753-char remark

    Show marketing remark (753 chars)

    "Great 2-unit investment opportunity" on a quiet dead-end street. 2 separate structures - with private entrances and small balconies, offering an independent setup. Rooms are generously sized, feature hardwood floors throughout, and have bright, airy windows for great sunlight. Includes nice small front & back yards for comfort & play. Home is ready to go - and just a few touch-ups could maximize its appeal and further increase the return! Income-generating property with literally no expenses and pure profit!! 2-Family - one cottage unit is fully occupied, currently rented at $1800/month, and the second bigger structure/unit is vacant with projected rent of approximately $3,000/month. Reach out now to secure this opportunity!

16. 2026-03-20
    listed $599,000 Active 753-char remark

    Show marketing remark (753 chars)

    "Great 2-unit investment opportunity" on a quiet dead-end street. 2 separate structures - with private entrances and small balconies, offering an independent setup. Rooms are generously sized, feature hardwood floors throughout, and have bright, airy windows for great sunlight. Includes nice small front & back yards for comfort & play. Home is ready to go - and just a few touch-ups could maximize its appeal and further increase the return! Income-generating property with literally no expenses and pure profit!! 2-Family - one cottage unit is fully occupied, currently rented at $1800/month, and the second bigger structure/unit is vacant with projected rent of approximately $3,000/month. Reach out now to secure this opportunity!

17. 2024-08-09
    historical $1,895
18. 2024-06-12
    historical $1,895
19. 2024-05-16
    price $1,895
20. 2024-05-15
    price $1,995
21. 2024-05-13
    listed $1,950
22. 2024-04-25
    listed $1,950
23. 2024-03-30
    soldstatus $470,000 Closed 264-char remark

    Show marketing remark (264 chars)

    Two building two family. Unit one updated heating system steam, updated floors in bedrooms and living room. Unit 2 has stove, gas base board heat, above garage. Garage can be rented also. Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

24. 2024-02-15
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Two building two family. Unit one updated heating system steam, updated floors in bedrooms and living room. Unit 2 has stove, gas base board heat, above garage. Garage can be rented also. Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

25. 2024-01-24
    listed $449,500 Active 264-char remark

    Show marketing remark (264 chars)

    Two building two family. Unit one updated heating system steam, updated floors in bedrooms and living room. Unit 2 has stove, gas base board heat, above garage. Garage can be rented also. Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,864
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$3,542
• − Repairs & maintenance: −$5,589
• − Management: −$5,589
• − Depreciation: −$16,727
• Taxable loss: −$2,417
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $7,422/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant damage and discoloration.
• Major Hardwood floors — Severe wear and tear.
• Major Interior walls — Peeling paint and signs of wear.
• Major Windows — Peeling paint and old appearance.
• Major HVAC units — Old and may require maintenance or replacement.
• Major Landscaping — Sparse and unkempt, with debris scattered around the property.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Replace hardwood floors — New flooring can significantly improve the home's appearance and value.
• Resale Paint interior walls — Fresh paint can make the interior look more inviting and modern.
• Resale Replace windows — New windows can improve energy efficiency and property value.
• Rental Service HVAC units — Well-maintained HVAC units can attract tenants and reduce maintenance costs.
• Both Landscaping and debris removal — A well-maintained yard and clean property can attract both buyers and tenants, improving overall value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and discoloration.	Major	$15,000–50,000
Hardwood floors · Severe wear and tear.	Major	$15,000–50,000
Interior walls · Peeling paint and signs of wear.	Major	$15,000–50,000
Windows · Peeling paint and old appearance.	Major	$15,000–50,000
HVAC units · Old and may require maintenance or replacement.	Major	$15,000–50,000
Landscaping · Sparse and unkempt, with debris scattered around the property.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace hardwood floors — New flooring can significantly improve the home's appearance and value. ↑
• Resale Paint interior walls — Fresh paint can make the interior look more inviting and modern. ↑
• Resale Replace windows — New windows can improve energy efficiency and property value. ↑
• Rental Service HVAC units — Well-maintained HVAC units can attract tenants and reduce maintenance costs. ↑
• Both Landscaping and debris removal — A well-maintained yard and clean property can attract both buyers and tenants, improving overall 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 — Hillburn

• Score: 54/100
• State rank: #1151
• US rank: #24032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillburn, NY
• County: Rockland County · 98,828 people
• City population: 1,170
• 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

+27.9% since first listed

12 events — show timeline

• 2026-04-26 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-09 Rental Removed $1,895 ONEKEY
• 2024-06-12 Rental Removed $1,895 ONEKEY
• 2024-05-16 Price Changed $1,895 ONEKEY
• 2024-05-15 Price Changed $1,995 ONEKEY
• 2024-05-13 Listed for Rent $1,950 ONEKEY
• 2024-04-25 Listed for Rent $1,950 ONEKEY
• 2024-03-30 Sold (MLS) $470,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-01-24 Listed $449,500 OneKey® MLS as Distributed by MLS Grid