1 Manor Dr #202 · Monsey, NY 10952

$1,199,000

5 bd · 3.5 ba · 2,814 sqft · Condo · 121 Days on market

Built 2025 Excellent condition $426/sqft · 16% above area Est $1035k · 16% over $395/mo HOA · 3% 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).

• Cash flow +16.9/30.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Welcome to this spacious 5-bedroom, 3 full bath condo with a full basement, located at the desirable 1 Manor Drive. Built by the renowned Trodale Developers, this home showcases quality craftsmanship and modern design. Features include: Bright and open layout with generous living space Private full basement offering endless possibilities—family room, office, or extra storage 5 comfortable bedrooms and 3 full bathrooms thoughtfully designed for convenience Built with the high standards and attention to detail Trodale is known for Set in a prime location, this condo combines comfort, style, and practicality—an excellent choice for family living or investment.

Key facts

• Modern design
• Full basement
• Prime location

Tags

• FULL BASEMENT
• PRIVATE FULL BASEMENT
• GENEROUS LIVING SPACE
• QUALITY CRAFTSMANSHIP
• MODERN DESIGN
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath condo listed at $1.20M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.20M).
• Recommended offer: $1.06M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.7% in Monsey — 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 62/100 on livability (#862 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A-, crime B; Watch: employment D+, amenities D, commute 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: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k of loan paydown is wiped out by about $36k 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 121 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $1,055,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 1.00% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,035,083
• List price: $1,199,000
• Delta: 15.84%
• 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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-142,978
• Equity at exit: $178,775

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-57,255
• Equity at exit: $103,668

Cash invested: $335,720 (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: 154
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$6,288
• Tax est. 1.5%: −$1,499 /mo · $17,985/yr
• Insurance: −$500
• HOA: −$395
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $799

Break-even live

Break-even rent $10,989

Max offer price $1,199,000

Occupancy floor 88%

Sensitivity live

Price	-10% $1,628	-5% $1,213	+0% $799	+5% $385	+10% $-30
Rent	-10% $-149	-5% $325	+0% $799	+5% $1,273	+10% $1,747
Rate	-1.0pp $1,403	-0.5pp $1,104	base $799	+0.5pp $488	+1.0pp $172

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 E Stemmer Ln Suffern, NY	5.0	3.0	2432	$12,000	$4.93	0d	1	1.45mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $1,199,000 Active 121 DOM
2. 2026-06-18
   days on market $1,199,000 Active 118 DOM
3. 2026-06-17
   days on market $1,199,000 Active 117 DOM
4. 2026-06-16
   days on market $1,199,000 Active 116 DOM
5. 2026-06-15
   days on market $1,199,000 Active 115 DOM
6. 2026-06-13
   days on market $1,199,000 Active 113 DOM
7. 2026-06-13
   days on market $1,199,000 Active 112 DOM
8. 2026-06-09
   days on market $1,199,000 Active 109 DOM
9. 2026-06-08
   days on market $1,199,000 Active 108 DOM
10. 2026-06-07
    days on market $1,199,000 Active 107 DOM
11. 2026-06-04
    days on market $1,199,000 Active 104 DOM
12. 2026-06-03
    days on market $1,199,000 Active 103 DOM
13. 2026-06-02
    days on market $1,199,000 Active 102 DOM
14. 2026-06-01
    days on market $1,199,000 Active 101 DOM
15. 2026-05-31
    days on market $1,199,000 Active 100 DOM
16. 2026-02-19
    listed $1,199,000 Active 695-char remark

    Show marketing remark (695 chars)

    Move in Ready! Welcome to this spacious 5-bedroom, 3 full bath condo with a full basement, located at the desirable 1 Manor Drive. Built by the renowned Trodale Developers, this home showcases quality craftsmanship and modern design. Features include: Bright and open layout with generous living space Private full basement offering endless possibilities—family room, office, or extra storage 5 comfortable bedrooms and 3 full bathrooms thoughtfully designed for convenience Built with the high standards and attention to detail Trodale is known for Set in a prime location, this condo combines comfort, style, and practicality—an excellent choice for family living or investment.

17. 2025-09-14
    listed $1,175,000 Active
18. 2025-09-12
    historical

ⓘ 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 5/10 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: $144,000
• − Mortgage interest: −$67,163
• − Property taxes: −$17,985
• − Insurance: −$5,995
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − HOA: −$4,740
• − Depreciation: −$34,880
• Taxable loss: −$9,803
• Est. tax savings @ 24.0%: +$2,353
• After-tax cash flow: $11,940/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

Excellent 95/100 None rehab

This move-in-ready condo is in excellent condition with no visible repairs needed. It offers a spacious layout, modern design, and prime location, making it an excellent choice for family living or investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Adding smart home features — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Adding smart home features — Improves convenience and adds modern appeal ↑

ⓘ 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: 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 — Monsey

• Score: 62/100
• State rank: #862
• US rank: #16633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monsey, NY
• City population: 47,169
• 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

+2.0% since first listed

3 events — show timeline

• 2026-02-19 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-14 Listed $1,175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-12 Coming Soon — OneKey® MLS as Distributed by MLS Grid