5 Oakdale Mnr Unit B14 · Suffern, NY 10901

$129,000

1 bd · 1.0 ba · 800 sqft · Condo · 112 Days on market

Built 1970 Good condition $161/sqft · 7% above area Est $121k · 7% over

---

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 +16.5/30.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Schools +5.1/10.0
• ARV discount +4.6/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell, the sought after Oakdale Manor comes with a parking spot and the most affordable community in all of Rockland county that still offers a good quality of life. Please text or email.

Key facts

• Built 1970
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $75 ($897/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 31% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 112 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $88k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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: 2.17% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 3.8

CMA / ARV

• ARV (median comp): $121,093
• List price: $129,000
• Delta: 6.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-15,334
• Equity at exit: $19,234

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-3,940
• Equity at exit: $11,154

Cash invested: $36,120 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,799 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA est. from 5 same-building comps: −$1,245
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $75

Break-even live

Break-even rent $2,704

Max offer price $129,000

Occupancy floor 92%

Sensitivity live

Price	-10% $164	-5% $119	+0% $75	+5% $30	+10% $-14
Rent	-10% $-146	-5% $-36	+0% $75	+5% $185	+10% $296
Rate	-1.0pp $140	-0.5pp $108	base $75	+0.5pp $41	+1.0pp $7

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	22d	1	0.36mi
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	9d	1	0.38mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$2,400	$2.83	3d	4	0.39mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	26d	1	0.39mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	26d	1	0.39mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	26d	1	0.39mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	3d	1	0.39mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	0d	1	0.41mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	20d	1	0.43mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$2,763	$3.19	0d	3	0.49mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	0d	1	0.51mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	26d	1	0.57mi
5 Wayne Ave Suffern, NY	2.0	1.0	916	$2,400	$2.62	0d	1	0.58mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	45d	1	0.87mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	20d	1	0.96mi
15 Lake Ave Unit B Hillburn, NY	2.0	1.0	880	$2,400	$2.73	0d	1	1.36mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $129,000 Active 112 DOM
2. 2026-06-18
   days on market $129,000 Active 109 DOM
3. 2026-06-17
   days on market $129,000 Active 108 DOM
4. 2026-06-16
   days on market $129,000 Active 107 DOM
5. 2026-06-15
   days on market $129,000 Active 106 DOM
6. 2026-06-13
   days on market $129,000 Active 104 DOM
7. 2026-06-09
   status $129,000 Active 100 DOM
8. 2026-05-07
   status Pending 196-char remark

   Show marketing remark (196 chars)

   Priced to sell, the sought after Oakdale Manor comes with a parking spot and the most affordable community in all of Rockland county that still offers a good quality of life. Please text or email.

9. 2026-04-24
   price $129,000 196-char remark

   Show marketing remark (196 chars)

   Priced to sell, the sought after Oakdale Manor comes with a parking spot and the most affordable community in all of Rockland county that still offers a good quality of life. Please text or email.

10. 2026-04-17
    price $126,000 196-char remark

    Show marketing remark (196 chars)

    Priced to sell, the sought after Oakdale Manor comes with a parking spot and the most affordable community in all of Rockland county that still offers a good quality of life. Please text or email.

11. 2026-01-26
    listed $129,000 Active 196-char remark

    Show marketing remark (196 chars)

    Priced to sell, the sought after Oakdale Manor comes with a parking spot and the most affordable community in all of Rockland county that still offers a good quality of life. Please text or email.

12. 2023-05-30
    listed $118,000 Active
13. 2021-06-28
    soldstatus $88,000 Closed
14. 2021-03-15
    status Pending
15. 2021-02-25
    price $92,500
16. 2021-02-25
    status Active
17. 2021-02-22
    historical
18. 2020-12-02
    listed $97,500 Active

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $33,589
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − HOA: −$14,940
• − Depreciation: −$3,753
• Taxable loss: −$284
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $965/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 · 6 photos

Good 75/100 Cosmetic rehab

This condo is in good condition with a fresh paint job and well-maintained interior. It offers a good quality of life and is priced to sell, making it an attractive investment opportunity.

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters.
• Both HVAC maintenance or upgrade — Ensures comfort and energy efficiency, which is important for both resale and rental value.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the property's value and attract more buyers/renters.
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters. ↑
• Both HVAC maintenance or upgrade — Ensures comfort and energy efficiency, which is important for both resale and rental value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the property's value and attract more buyers/renters. ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters. ↑

ⓘ 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 — 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

+32.3% since first listed

11 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $126,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-30 Listed $118,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-28 Sold (MLS) $88,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-02-25 Price Changed $92,500 OneKey® MLS as Distributed by MLS Grid
• 2021-02-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-02-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-12-02 Listed $97,500 OneKey® MLS as Distributed by MLS Grid