1 Secora Rd Unit B-17 · Spring Valley, NY 10952

$169,000

1 bd · 1.0 ba · 850 sqft · Condo · 242 Days on market

Built 1973

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Feast your eyes upon this COMPLETELY RENOVATED co-op in Valley View. This LOWER-LEVEL END-UNIT features a formal dining room w/ new ceramic floor, renovated eat-in kitchen w/ new counters, cabinets, ceramic floor, & dishwasher, a spacious living room w/ sliders to a patio & new carpet, an exquisitly remodled bathroom, & a generously sized bedroom w/ stunning wide-plank hardwood floor, walk-in closet, & another spacious closet. Come see, before it dissappears!

Key facts

• Storage
• Laundry room
• Patio end unit

Tags

• PATIO END UNIT
• LAUNDRY ROOM
• PRIVATE STORAGE BIN
• STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Zoned schools: Margetts Elementary School (math 22% / reading 32%, grade F, #1,786 of 2,108 statewide, top 86%, 609 students, 68% FRL); Chestnut Ridge Middle School (math 9% / reading 30%, grade F, #685 of 729 statewide, top 94%, 646 students, 83% FRL); Spring Valley High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 1,434 students, 82% FRL).
• Market conditions: 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $120k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $14,949
• Equity at exit: $25,198

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $67,724
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $664

Break-even live

Break-even rent $1,549

Max offer price $169,000

Occupancy floor 67%

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: $42,250
• Closing costs: $5,070
• 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	0.13mi
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,650	$2.55	24d	1	0.14mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	43d	2	0.36mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	1d	2	0.43mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	43d	1	1.31mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	4d	1	1.37mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	43d	1	1.38mi
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	43d	1	1.42mi
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	21d	1	1.43mi

HOA detail condo

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

Listing history 6 events

1. 2026-03-25
   status Pending
2. 2025-07-26
   listed $169,000 Active
3. 2024-08-24
   listed $145,000 Active
4. 2005-12-19
   soldstatus $119,900 484-char remark

   Show marketing remark (484 chars)

   Feast your eyes upon this COMPLETELY RENOVATED co-op in Valley View. This LOWER-LEVEL END-UNIT features a formal dining room w/ new ceramic floor, renovated eat-in kitchen w/ new counters, cabinets, ceramic floor, & dishwasher, a spacious living room w/ sliders to a patio & new carpet, an exquisitly remodled bathroom, & a generously sized bedroom w/ stunning wide-plank hardwood floor, walk-in closet, & another spacious closet. Come see, before it dissappears!

5. 2005-09-14
   historical 484-char remark

   Show marketing remark (484 chars)

   Feast your eyes upon this COMPLETELY RENOVATED co-op in Valley View. This LOWER-LEVEL END-UNIT features a formal dining room w/ new ceramic floor, renovated eat-in kitchen w/ new counters, cabinets, ceramic floor, & dishwasher, a spacious living room w/ sliders to a patio & new carpet, an exquisitly remodled bathroom, & a generously sized bedroom w/ stunning wide-plank hardwood floor, walk-in closet, & another spacious closet. Come see, before it dissappears!

6. 2005-04-02
   listed $119,900 484-char remark

   Show marketing remark (484 chars)

   Feast your eyes upon this COMPLETELY RENOVATED co-op in Valley View. This LOWER-LEVEL END-UNIT features a formal dining room w/ new ceramic floor, renovated eat-in kitchen w/ new counters, cabinets, ceramic floor, & dishwasher, a spacious living room w/ sliders to a patio & new carpet, an exquisitly remodled bathroom, & a generously sized bedroom w/ stunning wide-plank hardwood floor, walk-in closet, & another spacious closet. Come see, before it dissappears!

ⓘ 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: $28,664
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$1,512
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$4,916
• Taxable income: $5,648
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $6,607/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

+41.0% since first listed

6 events — show timeline

• 2026-03-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-24 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2005-12-19 Sold (MLS) $119,900 HGMLS
• 2005-09-14 Delisted — HGMLS
• 2005-04-02 Listed $119,900 HGMLS