2 Secora Rd Unit C7 · Spring Valley, NY 10952

$200,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 105 Days on market

Built 1970 $167/sqft · 11% above area Est $179k · 11% over

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Why this score? — see what drove the F 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).

• 1% rule +7.4/10.0
• Cash flow +7.2/30.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL LARGE AND UPDATED: TWO BEDROOM APARTMENT IN THE HEART OF MONSEY! WALKING TO SHOPPING, TRANSPORTATION AND SCHOOLS! FEATURING UPDATED KITCHEN WITH SS APPLIANCES, AND GRANITE COUNTERS, LARGE LR, LARGE MASTER BEDROOM WITH EN SUITE FULL BATH. NEW BATHROOMS, FRESHLY PAINTED, BOASTS PLENTY OF CLOSET SPACE, INCLUDING TWO WALK IN CLOSETS: ONE IN MASTER BEDROOM, THE OTHER OFF MAIN HALLWAY. PRIVATE DECK OFFERS BEAUTIFUL VIEW. 2 PARKING SPOTS ON THE PROPERTY, PLUS STREET PARKING AVAILABLE NEARBY. NO PETS. COIN OPERATED LAUNDRY IN BUILDING.

Key facts

• Large lr
• Ss appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• SS APPLIANCES
• GRANITE COUNTERS
• LARGE LR
• EN SUITE FULL BATH
• NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 2.2% in Spring Valley — 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 67/100 on livability (#588 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety B+; Watch: employment D+, crime F, amenities F.
• East Ramapo Central School District (Spring Valley) (suburban): math 22% / reading 34% proficiency, ranked #576 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 105 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 35% of rent.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is F 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.24% ✓
• Cap rate: 4.64%
• Cash-on-cash: -5.90%
• DSCR: 0.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $179,438
• List price: $200,000
• Delta: 11.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.1%
• Equity multiple: 0.06×
• Total profit: $-52,877
• Equity at exit: $29,821

10-year hold

• IRR: -25.5%
• Equity multiple: -0.26×
• Total profit: $-70,736
• Equity at exit: $17,292

Cash invested: $56,000 (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 10952

• Active inventory: 153
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA est. from 1 same-building comp: −$859
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-331

Break-even live

Break-even rent $2,907

Max offer price $152,135

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Kennedy Dr Spring Valley, NY	2.0	1.0	817	$2,500	$3.06	7d	1	0.05mi
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,650	$2.55	25d	1	0.06mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	44d	2	0.36mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	44d	1	1.25mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	5d	1	1.31mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	44d	1	1.32mi
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	44d	1	1.45mi
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	22d	1	1.46mi
80 New Holland Vlg Nanuet, NY	1.0	1.0	819	$2,500	$3.05	44d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   price $200,000 Active 105 DOM
2. 2026-06-18
   days on market $210,000 Active 105 DOM
3. 2026-06-17
   days on market $210,000 Active 104 DOM
4. 2026-06-16
   days on market $210,000 Active 103 DOM
5. 2026-06-15
   days on market $210,000 Active 102 DOM
6. 2026-06-13
   days on market $210,000 Active 100 DOM
7. 2026-06-13
   days on market $210,000 Active 99 DOM
8. 2026-06-09
   days on market $210,000 Active 96 DOM
9. 2026-06-08
   days on market $210,000 Active 95 DOM
10. 2026-06-07
    days on market $210,000 Active 94 DOM
11. 2026-06-04
    days on market $210,000 Active 91 DOM
12. 2026-06-03
    days on market $210,000 Active 90 DOM
13. 2026-06-02
    days on market $210,000 Active 89 DOM
14. 2026-06-01
    days on market $210,000 Active 88 DOM
15. 2026-05-31
    days on market $210,000 Active 87 DOM
16. 2026-05-03
    price $215,000 548-char remark

    Show marketing remark (548 chars)

    BEAUTIFUL LARGE AND UPDATED: TWO BEDROOM APARTMENT IN THE HEART OF MONSEY! WALKING TO SHOPPING, TRANSPORTATION AND SCHOOLS! FEATURING UPDATED KITCHEN WITH SS APPLIANCES, AND GRANITE COUNTERS, LARGE LR, LARGE MASTER BEDROOM WITH EN SUITE FULL BATH. NEW BATHROOMS, FRESHLY PAINTED, BOASTS PLENTY OF CLOSET SPACE, INCLUDING TWO WALK IN CLOSETS: ONE IN MASTER BEDROOM, THE OTHER OFF MAIN HALLWAY. PRIVATE DECK OFFERS BEAUTIFUL VIEW. 2 PARKING SPOTS ON THE PROPERTY, PLUS STREET PARKING AVAILABLE NEARBY. NO PETS. COIN OPERATED LAUNDRY IN BUILDING.

17. 2026-03-25
    historical $2,500
18. 2026-03-18
    price $225,000 548-char remark

    Show marketing remark (548 chars)

    BEAUTIFUL LARGE AND UPDATED: TWO BEDROOM APARTMENT IN THE HEART OF MONSEY! WALKING TO SHOPPING, TRANSPORTATION AND SCHOOLS! FEATURING UPDATED KITCHEN WITH SS APPLIANCES, AND GRANITE COUNTERS, LARGE LR, LARGE MASTER BEDROOM WITH EN SUITE FULL BATH. NEW BATHROOMS, FRESHLY PAINTED, BOASTS PLENTY OF CLOSET SPACE, INCLUDING TWO WALK IN CLOSETS: ONE IN MASTER BEDROOM, THE OTHER OFF MAIN HALLWAY. PRIVATE DECK OFFERS BEAUTIFUL VIEW. 2 PARKING SPOTS ON THE PROPERTY, PLUS STREET PARKING AVAILABLE NEARBY. NO PETS. COIN OPERATED LAUNDRY IN BUILDING.

19. 2026-03-05
    listed $245,000 Active 548-char remark

    Show marketing remark (548 chars)

    BEAUTIFUL LARGE AND UPDATED: TWO BEDROOM APARTMENT IN THE HEART OF MONSEY! WALKING TO SHOPPING, TRANSPORTATION AND SCHOOLS! FEATURING UPDATED KITCHEN WITH SS APPLIANCES, AND GRANITE COUNTERS, LARGE LR, LARGE MASTER BEDROOM WITH EN SUITE FULL BATH. NEW BATHROOMS, FRESHLY PAINTED, BOASTS PLENTY OF CLOSET SPACE, INCLUDING TWO WALK IN CLOSETS: ONE IN MASTER BEDROOM, THE OTHER OFF MAIN HALLWAY. PRIVATE DECK OFFERS BEAUTIFUL VIEW. 2 PARKING SPOTS ON THE PROPERTY, PLUS STREET PARKING AVAILABLE NEARBY. NO PETS. COIN OPERATED LAUNDRY IN BUILDING.

20. 2026-01-25
    listed $2,500
21. 2010-06-30
    soldstatus $119,500 427-char remark

    Show marketing remark (427 chars)

    8000 reasons to buy this inviting unit! Fall in love and wish you live here. Decorator's dream kitchen that makes cooking a pleasure. New kitchen with granite counter top and back splash, new appliances, and cabinets. Ample closets, bathroom with marble floor, deck off of living room to spend quiet time. Amenities include a swimming pool, tennis court, tot lot and club house. Look at this one for sure! Call for appointment.

22. 2010-04-05
    price $125,000 427-char remark

    Show marketing remark (427 chars)

    8000 reasons to buy this inviting unit! Fall in love and wish you live here. Decorator's dream kitchen that makes cooking a pleasure. New kitchen with granite counter top and back splash, new appliances, and cabinets. Ample closets, bathroom with marble floor, deck off of living room to spend quiet time. Amenities include a swimming pool, tennis court, tot lot and club house. Look at this one for sure! Call for appointment.

23. 2010-04-05
    historical 427-char remark

    Show marketing remark (427 chars)

    8000 reasons to buy this inviting unit! Fall in love and wish you live here. Decorator's dream kitchen that makes cooking a pleasure. New kitchen with granite counter top and back splash, new appliances, and cabinets. Ample closets, bathroom with marble floor, deck off of living room to spend quiet time. Amenities include a swimming pool, tennis court, tot lot and club house. Look at this one for sure! Call for appointment.

24. 2010-02-08
    listed $119,500 427-char remark

    Show marketing remark (427 chars)

    8000 reasons to buy this inviting unit! Fall in love and wish you live here. Decorator's dream kitchen that makes cooking a pleasure. New kitchen with granite counter top and back splash, new appliances, and cabinets. Ample closets, bathroom with marble floor, deck off of living room to spend quiet time. Amenities include a swimming pool, tennis court, tot lot and club house. Look at this one for sure! Call for appointment.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,862
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$10,308
• − Depreciation: −$5,818
• Taxable loss: −$6,912
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-2,311/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: East Ramapo Central School District (Spring Valley)
• NCES district ID: 3627810
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $61,547
• Composite: 25.6/100
• National rank: #7418
• State rank: #576 of 590 in NY

Livability — Spring Valley

• Score: 67/100
• State rank: #588
• US rank: #10623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NY
• City population: 71,465
• Population (ZIP): 47,169

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 (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Italian 5% Hispanic 5%
• Foreign-born: 12% · Canada
• Languages at home: 34% English-only · German/W. Germanic 55% French/Haitian/Cajun 5% Spanish 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: ▼ -671.35%
• Current HPI: 399.2068
• 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

+79.9% since first listed

9 events — show timeline

• 2026-05-03 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Rental Removed $2,500 ONEKEY
• 2026-03-18 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Listed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-25 Listed for Rent $2,500 ONEKEY
• 2010-06-30 Sold (MLS) $119,500 HGMLS
• 2010-04-05 Delisted — HGMLS
• 2010-04-05 Price Changed $125,000 HGMLS
• 2010-02-08 Listed $119,500 HGMLS