43 Doxbury Ln #43 · Suffern, NY 10901

$259,900

1 bd · 1.0 ba · 670 sqft · Condo · 105 Days on market

Built 1973 Good condition $388/sqft · 5% below area Est $275k · 5% under $338/mo HOA · 14% of rent

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Why this score? — see what drove the D 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 +9.9/15.0
• Cash flow +9.1/30.0
• Schools +6.4/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home sweet home! Picture yourself walking into a lush landscaped courtyard with beautiful flower gardens, leading to a quaint front porch with fluttering butterflies perching on the potted plants just waiting to welcome you home. Brand new floors throughout, freshly painted with a custom cheerful modern gray, white kitchen cabinets and a Brand New Spa-like Bathroom, + Private Deck. Private basement with your own washer/dryer and ample storage. You also get one assign parking space # 104. All if this with first floor convenience. 43 Doxbury is ready to move into and located in one of the most desirable communities-Stonegate 9.

Key facts

• Private basement
• Galley kitchen
• Exercise room

Tags

• PRIVATE BASEMENT
• GALLEY KITCHEN
• DINING AREA
• STALL SHOWER
• WALK IN CLOSET
• EXERCISE ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (5.8% below list).
• Recommended offer: $231k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.9% 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: 326 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $230,866 (11.2% 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 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.94% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 8.8

CMA / ARV

• ARV (median comp): $274,542
• List price: $259,900
• Delta: -5.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Parkside Dr #210	0.12mi	1/1.0	700 (+4%)	3mo	$135,000	$193	85
103 Doxbury Ln	0.03mi	1/1.0	767 (+14%)	4mo	$325,000	$424	71
220 Parkside Dr #220	0.12mi	1/1.0	832 (+24%)	1mo	$162,000	$195	68
19 Doxbury Ln	0.03mi	1/1.0	830 (+24%)	9mo	$330,000	$398	67
35 Park Ave Unit 3L	1.19mi	1/1.0	665 (-1%)	7mo	$210,000	$316	58
24 Bon Aire Cir Unit N	0.36mi	1/1.0	800 (+19%)	6mo	$160,000	$200	54
12 Danbury Ct #1502	0.38mi	1/1.0	800 (+19%)	6mo	$150,000	$188	53
23 Meadow Ave	1.15mi	1/2.0	664 (-1%)	9mo	$400,000	$602	52
5 Oakdale Mnr Unit L14	0.85mi	1/1.0	725 (+8%)	0mo	$107,000	$148	51
3 Sussex Ct #415	0.47mi	1/1.0	800 (+19%)	3mo	$130,000	$163	51
47 Bon Aire Cir #7715	0.53mi	1/1.0	800 (+19%)	2mo	$135,000	$169	48
51 Bon Aire Cir #7707	0.53mi	1/1.0	800 (+19%)	6mo	$120,000	$150	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-54,650
• Equity at exit: $38,752

10-year hold

• IRR: -15.2%
• Equity multiple: 0.13×
• Total profit: $-63,050
• Equity at exit: $22,471

Cash invested: $72,772 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10901

• Active inventory: 326
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$338
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-201

Break-even live

Break-even rent $2,701

Max offer price $230,866

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-111	+0% $-201	+5% $-290	+10% $-380
Rent	-10% $-394	-5% $-297	+0% $-201	+5% $-104	+10% $-7
Rate	-1.0pp $-70	-0.5pp $-135	base $-201	+0.5pp $-268	+1.0pp $-337

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250-260 Franklin Tpke Mahwah, NJ	1.0	1.0	700	$2,250	$3.21	0d	1	1.16mi
139 2nd St Unit 137 Mahwah, NJ	2.0	1.0	624	$2,195	$3.52	88d	1	1.21mi
15 Washington Ave Unit 102 Suffern, NY	1.0	1.0	687	$2,700	$3.93	67d	1	1.23mi
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	69d	1	1.25mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$2,400	$2.83	97d	4	1.25mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	120d	1	1.25mi
15 Washington Ave Suffern, NY	1.0	1.0	830	$2,800	$3.37	67d	3	1.25mi
11 Washington Ave Suffern, NY	1.0	1.0	440	$1,750	$3.98	38d	1	1.26mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$2,694	$3.11	0d	5	1.27mi
18 Pavilion Ridge Way Unit 17 Suffern, NY	1.0	1.0	735	$2,150	$2.93	57d	1	1.43mi
16 Pavilion Ridge Way Unit 6 Suffern, NY	1.0	1.0	730	$2,150	$2.95	51d	1	1.43mi
21 Pavilion Rd Unit 21 Suffern, NY	1.0	1.0	700	$1,995	$2.85	69d	1	1.44mi

Property features AI

Finance

• Other: Community features include curbs and sidewalks
• HOA & community: Has homeowners association (Arthur Edwards)Monthly HOA fee of $395HOA covers gas, heat, hot water, water, sewer, common area maintenance, grounds care, snow removal, trash, and parking

Exterior

• Parking: One assigned parking spaceOff-street, on-street and parking lot options availablePrivate parking
• Security: Smoke detector(s)
• Utilities: Public sewerWater connectedNatural gas connectedElectricity connectedCable connectedPhone connectedTrash collection (private)Underground utilities
• Home design: CondominiumEntry level: 1Actual property condition
• Construction: Brick and shingle siding exterior
• Exterior features: Corner lotLandscapedLevel lotNo waterfront

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (natural gas)Wall/window air conditioning unit(s)
• Interior features: First-floor bedroomFirst-floor full bathroomPrimary bathroomPartial, unfinished basement (see remarks)
• Laundry & utility: Washer hookup in basementWasher and dryer included

HOA detail $338/mo · $4,056/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $259,900 Active 105 DOM
2. 2026-09-22
   days on market $259,900 Active 104 DOM
3. 2026-09-21
   days on market $259,900 Active 103 DOM
4. 2026-09-20
   days on market $259,900 Active 102 DOM
5. 2026-09-19
   days on market $259,900 Active 101 DOM
6. 2026-09-18
   days on market $259,900 Active 100 DOM
7. 2026-09-17
   days on market $259,900 Active 99 DOM
8. 2026-09-16
   days on market $259,900 Active 98 DOM
9. 2026-09-15
   days on market $259,900 Active 97 DOM
10. 2026-09-14
    days on market $259,900 Active 96 DOM
11. 2026-09-13
    days on market $259,900 Active 95 DOM
12. 2026-09-12
    days on market $259,900 Active 94 DOM
13. 2026-09-11
    days on market $259,900 Active 93 DOM
14. 2026-09-05
    days on market $259,900 Active 87 DOM
15. 2026-09-04
    days on market $259,900 Active 86 DOM
16. 2026-09-02
    days on market $259,900 Active 84 DOM
17. 2026-08-31
    days on market $259,900 Active 82 DOM
18. 2026-08-30
    days on market $259,900 Active 81 DOM
19. 2026-08-29
    price $259,900 Active 80 DOM
20. 2026-08-29
    days on market $269,900 Active 80 DOM
21. 2026-08-28
    days on market $269,900 Active 79 DOM
22. 2026-08-27
    days on market $269,900 Active 78 DOM
23. 2026-08-26
    days on market $269,900 Active 77 DOM
24. 2026-08-25
    days on market $269,900 Active 76 DOM
25. 2026-08-24
    days on market $269,900 Active 75 DOM
26. 2026-08-23
    days on market $269,900 Active 74 DOM
27. 2026-08-22
    days on market $269,900 Active 73 DOM
28. 2026-08-21
    days on market $269,900 Active 72 DOM
29. 2026-08-20
    days on market $269,900 Active 71 DOM
30. 2026-08-19
    days on market $269,900 Active 70 DOM
31. 2026-08-18
    days on market $269,900 Active 69 DOM
32. 2026-08-17
    days on market $269,900 Active 68 DOM
33. 2026-08-16
    days on market $269,900 Active 67 DOM
34. 2026-08-15
    days on market $269,900 Active 66 DOM
35. 2026-08-14
    days on market $269,900 Active 65 DOM
36. 2026-08-13
    days on market $269,900 Active 64 DOM
37. 2026-08-12
    days on market $269,900 Active 63 DOM
38. 2026-08-11
    days on market $269,900 Active 62 DOM
39. 2026-08-10
    days on market $269,900 Active 61 DOM
40. 2026-08-09
    days on market $269,900 Active 60 DOM
41. 2026-08-08
    days on market $269,900 Active 59 DOM
42. 2026-08-06
    days on market $269,900 Active 57 DOM
43. 2026-08-05
    price $269,900 Active 56 DOM
44. 2026-08-05
    days on market $279,900 Active 56 DOM
45. 2026-08-04
    days on market $279,900 Active 55 DOM
46. 2026-08-03
    days on market $279,900 Active 54 DOM
47. 2026-07-31
    price $279,900 Active 51 DOM
48. 2026-07-31
    pricedays on market $280,000 Active 51 DOM
49. 2026-07-30
    days on market $288,000 Active 50 DOM
50. 2026-07-30
    days on market $288,000 Active 49 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $29,369
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − HOA: −$4,056
• − Depreciation: −$7,561
• Taxable loss: −$6,703
• Est. tax savings @ 24.0%: +$1,609
• After-tax cash flow: $-799/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,350–$10,050 screening

This townhouse is in good condition with fresh paint and well-maintained landscaping. It is ready to move in and would benefit from a fresh coat of paint on the front door and trim to enhance its curb appeal.

Value-add opportunities

• Resale Paint the front door and trim — Fresh paint enhances curb appeal and can increase the home's value. ↑
• Rental Replace the air conditioning unit — A reliable air conditioning unit is essential for rental properties and can attract tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Richard P Connor Elementary School C- NY #988/2,108 Nat'l #11,263/41,679 Middle Suffern Middle School D- NY #370/729 Nat'l #5,160/14,009 High Suffern Senior High School A+ NY #76/1,100 Nat'l #108/17,239

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

C Composite livability gradescore 68/100

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 · 339,642 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Community features include curbs and sidewalks
• HOA & community: Has homeowners association (Arthur Edwards)Monthly HOA fee of $395HOA covers gas, heat, hot water, water, sewer, common area maintenance, grounds care, snow removal, trash, and parking

Exterior

• Parking: One assigned parking spaceOff-street, on-street and parking lot options availablePrivate parking
• Security: Smoke detector(s)
• Utilities: Public sewerWater connectedNatural gas connectedElectricity connectedCable connectedPhone connectedTrash collection (private)Underground utilities
• Home design: CondominiumEntry level: 1Actual property condition
• Construction: Brick and shingle siding exterior
• Exterior features: Corner lotLandscapedLevel lotNo waterfront

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (natural gas)Wall/window air conditioning unit(s)
• Interior features: First-floor bedroomFirst-floor full bathroomPrimary bathroomPartial, unfinished basement (see remarks)
• Laundry & utility: Washer hookup in basementWasher and dryer included

Price history

1 event — show timeline

• 2026-06-10 Listed $288,000 OneKey® MLS as Distributed by MLS Grid