254 N.main St Unit E-4 · Spring Valley, NY 10977

$45,000

1 bd · 1.0 ba · 600 sqft · Townhouse · 94 Days on market

Built 1968 Fair condition $75/sqft · 33% below area Est $67k · 33% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Very Nice Kitchen, Living Room, FullBath, One Bedroom needs T/L/C .

Key facts

• Parking
• Community pool
• Built 1968

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 40.6% vs local median 2.1% 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: 363 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 31% of the median local income ($78k/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($41k) 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.50% ✓
• Cap rate: 40.62%
• Cash-on-cash: 122.59%
• DSCR: 6.45
• GRM: 1.9

CMA / ARV

• ARV (median comp): $67,406
• List price: $45,000
• Delta: -33.24%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 N Main St Unit C-19	0.04mi	1/1.0	650 (+8%)	5mo	$66,000	$102	80
250 N Main St Unit F33	0.03mi	1/1.0	750 (+25%)	1mo	$30,000	$40	73
256 N.main St Unit D10	0.05mi	1/1.0	700 (+17%)	3mo	$45,000	$64	70
252 N Main St Unit G24	0.19mi	1/1.0	750 (+25%)	2mo	$35,000	$47	64
220 Kearsing Pkwy Unit F	1.28mi	1/1.0	620 (+3%)	8mo	$245,000	$395	53
200 Kearsing Pkwy Unit E	1.28mi	1/1.0	620 (+3%)	9mo	$225,000	$363	52
160 Kearsing Pkwy Unit E	1.28mi	1/1.0	620 (+3%)	14mo	$199,000	$321	47
81 Kearsing Pkwy Unit E	1.30mi	1/1.0	620 (+3%)	15mo	$250,000	$403	47
220 Kearsing Pkwy Unit E	1.28mi	1/1.0	620 (+3%)	20mo	$215,000	$347	43
108 Union Rd Unit 2R	0.59mi	1/1.0	700 (+17%)	9mo	$65,000	$93	40
30 S Cole Ave Unit 3L	1.25mi	1/1.0	730 (+22%)	11mo	$135,000	$185	31
108 Union Rd Unit 1K	0.59mi	2/1.5 (+1)	700 (+17%)	20mo	$110,000	$157	24

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: —
• Equity multiple: 6.93×
• Total profit: $74,719
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 14.55×
• Total profit: $170,751
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 5 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $79,200 ($112/sqft)
• Median days on market: 77 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.6% vs current asking $/sqft

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

ZIP-level market 10977

• Active inventory: 363
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $1,287

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,318	-5% $1,303	+0% $1,287	+5% $1,272	+10% $1,256
Rent	-10% $1,127	-5% $1,207	+0% $1,287	+5% $1,367	+10% $1,447
Rate	-1.0pp $1,310	-0.5pp $1,299	base $1,287	+0.5pp $1,276	+1.0pp $1,264

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Kearsing Pkwy Unit F Monsey, NY	1.0	1.0	620	$2,150	$3.47	18d	1	1.24mi
152 Kearsing Pkwy Unit H Monsey, NY	1.0	1.0	620	$2,200	$3.55	48d	1	1.29mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	62d	2	1.33mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	78d	2	1.42mi

Property features AI

Finance

• Other: Living area reported as 600 (source: Other)
• HOA & community: Has an association (HH Tenant Corp.)Monthly association feeAssociation fee includes common area maintenance, hot water, and pool service

Exterior

• Parking: One assigned parking spaceNo carport
• Utilities: Public sewerElectricity connectedNatural gas connectedSewer connectedTrash collection (private)Water connected
• Home design: Stock cooperativeEntry level: 1One story
• Construction: Constructed with block and brick
• Exterior features: Block and brick constructionNot waterfront

Interior

• Kitchen: Eat-in kitchenAppliances: Other
• Bedrooms: Bedroom located on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heatingNo cooling
• Interior features: First-floor bedroomFirst-floor full bathroomEat-in kitchenOne-level layoutNo basementFive total roomsPets: no dogs allowed
• Laundry & utility: No specific laundry appliances listed

Listing history 50 events

1. 2026-09-18
   days on market $45,000 Active 94 DOM
2. 2026-09-17
   days on market $45,000 Active 93 DOM
3. 2026-09-16
   days on market $45,000 Active 92 DOM
4. 2026-09-15
   days on market $45,000 Active 91 DOM
5. 2026-09-14
   days on market $45,000 Active 90 DOM
6. 2026-09-13
   days on market $45,000 Active 89 DOM
7. 2026-09-12
   days on market $45,000 Active 88 DOM
8. 2026-09-11
   days on market $45,000 Active 87 DOM
9. 2026-09-05
   days on market $45,000 Active 81 DOM
10. 2026-09-04
    days on market $45,000 Active 80 DOM
11. 2026-09-02
    days on market $45,000 Active 78 DOM
12. 2026-08-31
    days on market $45,000 Active 76 DOM
13. 2026-08-29
    days on market $45,000 Active 74 DOM
14. 2026-08-28
    days on market $45,000 Active 73 DOM
15. 2026-08-27
    days on market $45,000 Active 72 DOM
16. 2026-08-26
    days on market $45,000 Active 71 DOM
17. 2026-08-25
    days on market $45,000 Active 70 DOM
18. 2026-08-24
    days on market $45,000 Active 69 DOM
19. 2026-08-23
    days on market $45,000 Active 68 DOM
20. 2026-08-22
    days on market $45,000 Active 67 DOM
21. 2026-08-21
    days on market $45,000 Active 66 DOM
22. 2026-08-20
    days on market $45,000 Active 65 DOM
23. 2026-08-19
    days on market $45,000 Active 64 DOM
24. 2026-08-18
    days on market $45,000 Active 63 DOM
25. 2026-08-17
    days on market $45,000 Active 62 DOM
26. 2026-08-16
    days on market $45,000 Active 61 DOM
27. 2026-08-15
    days on market $45,000 Active 60 DOM
28. 2026-08-14
    days on market $45,000 Active 59 DOM
29. 2026-08-13
    days on market $45,000 Active 58 DOM
30. 2026-08-12
    days on market $45,000 Active 57 DOM
31. 2026-08-11
    days on market $45,000 Active 56 DOM
32. 2026-08-10
    days on market $45,000 Active 55 DOM
33. 2026-08-09
    days on market $45,000 Active 54 DOM
34. 2026-08-08
    days on market $45,000 Active 53 DOM
35. 2026-08-06
    days on market $45,000 Active 51 DOM
36. 2026-08-05
    days on market $45,000 Active 50 DOM
37. 2026-08-04
    days on market $45,000 Active 49 DOM
38. 2026-08-03
    days on market $45,000 Active 48 DOM
39. 2026-07-31
    days on market $45,000 Active 45 DOM
40. 2026-07-30
    days on market $45,000 Active 43 DOM
41. 2026-07-28
    days on market $45,000 Active 42 DOM
42. 2026-07-26
    days on market $45,000 Active 40 DOM
43. 2026-07-24
    days on market $45,000 Active 38 DOM
44. 2026-07-23
    days on market $45,000 Active 37 DOM
45. 2026-07-22
    days on market $45,000 Active 36 DOM
46. 2026-07-21
    days on market $45,000 Active 35 DOM
47. 2026-07-20
    days on market $45,000 Active 34 DOM
48. 2026-07-18
    days on market $45,000 Active 32 DOM
49. 2026-07-18
    days on market $45,000 Active 31 DOM
50. 2026-07-16
    days on market $45,000 Active 30 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,276
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$1,309
• Taxable income: $15,662
• Est. tax owed @ 24.0%: −$3,759
• After-tax cash flow: $11,687/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 · 2 photos

Fair 40/100 Moderate rehab Est. rehab $15,000–$27,000 screening

The property is in fair condition with some minor repairs needed, particularly in the kitchen and bathroom. Painting and landscaping improvements can significantly enhance its value.

Repairs flagged

• Minor Tiling — The listing mentions T/L/C, which likely refers to tiling, which may need minor repairs or replacement.
• Minor Cabinetry — The listing mentions T/L/C, which may indicate the need for minor repairs or replacement of cabinetry.

Value-add opportunities

• Both Painting the interior and exterior — Painting can enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑
• Both Landscaping — Improving the landscaping can significantly enhance the home's curb appeal and overall aesthetic, attracting more interest from potential buyers or renters. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathroom can improve the home's functionality and appeal, making it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Margetts Elementary School F NY #1,786/2,108 Nat'l #28,475/41,679 Middle Chestnut Ridge Middle School F NY #685/729 Nat'l #11,801/14,009 High Spring Valley High School B+ NY #677/1,100 Nat'l #1,878/17,239

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

C Composite livability gradescore 67/100

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
• County: Rockland · 339,642 people
• City population: 71,465
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 71,465
• Household income: $77,724
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 18% 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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 16% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 31% English-only · German/W. Germanic 32% Spanish 21% French/Haitian/Cajun 10%

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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: ▼ -518.82%
• Current HPI: 378.2133
• Rent YoY: —
• Metro: —
• 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: Living area reported as 600 (source: Other)
• HOA & community: Has an association (HH Tenant Corp.)Monthly association feeAssociation fee includes common area maintenance, hot water, and pool service

Exterior

• Parking: One assigned parking spaceNo carport
• Utilities: Public sewerElectricity connectedNatural gas connectedSewer connectedTrash collection (private)Water connected
• Home design: Stock cooperativeEntry level: 1One story
• Construction: Constructed with block and brick
• Exterior features: Block and brick constructionNot waterfront

Interior

• Kitchen: Eat-in kitchenAppliances: Other
• Bedrooms: Bedroom located on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heatingNo cooling
• Interior features: First-floor bedroomFirst-floor full bathroomEat-in kitchenOne-level layoutNo basementFive total roomsPets: no dogs allowed
• Laundry & utility: No specific laundry appliances listed

Price history

1 event — show timeline

• 2026-06-16 Listed $45,000 OneKey® MLS as Distributed by MLS Grid