107 Western Hwy · West Nyack, NY 10994

$499,000

3 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 10 Days on market

Built 1930 0.28 ac lot $263/sqft · 38% below area Est $809k · 38% under

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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 +15.0/15.0
• Cash flow +8.2/30.0
• Schools +6.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This classic 3 bedroom, 2 bath ranch-style home in the highly sought-after Clarkstown Central School District offers a prime opportunity for those looking to renovate or build a custom residence. Situated on . 28 acres, this 1,898 sq. ft. property provides a spacious single-floor layout with excellent bones, just waiting for a modern touch. There is a walk up attic and full unfinished basement. Shopping, park and easy access to Route 59.

Key facts

• Walk up attic
• 0.28 acre lot
• Built 1930

Tags

• WALK UP ATTIC
• FULL UNFINISHED BASEMENT
• EASY ACCESS TO ROUTE 59

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric service by Orange & Rockland; Natural gas connected; Electricity connected; Cable available; Phone available; Public trash collection
• Home design: Single family residence
• Construction: Frame construction; Stone foundation
• Exterior features: Frame construction; Stone foundation; Not waterfront; No additional parcels

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: At least one bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating: Other; Cooling: Wall/window unit(s)
• Interior features: First-floor bedroom; First-floor full bathroom; Storage space; Washer/dryer hookup; Unfinished basement with storage space; Attic access via scuttle; Six total rooms
• Laundry & utility: Washer; Dryer; Gas dryer hookup in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $416k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $409k (18.0% below list).
• Recommended offer: $409k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#340 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Clarkstown Central School District (suburban): math 72% / reading 75% proficiency, ranked #66 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: West Nyack Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 314 students, 18% FRL); Felix Festa Achievement Middle School (math 57% / reading 77%, grade A-, #101 of 729 statewide, top 15%, 640 students, 19% FRL); Clarkstown South Senior High School (math 100% / reading 90%, grade A+, #93 of 1,100 statewide, top 10%, 1,345 students, 16% FRL).
• Market conditions: 46 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $15k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $499k implies a 1213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $408,943 (18.0% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $809,054
• List price: $499,000
• Delta: -38.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Green Rd	0.32mi	3/2.0	1,800 (-5%)	10mo	$784,123	$436	68
12 Hobe St	0.17mi	4/2.0 (+1)	2,088 (+10%)	11mo	$760,000	$364	62
77 Foxwood Rd	0.60mi	3/2.5	1,906 (+0%)	16mo	$625,000	$328	56
16 Pineview Rd	0.26mi	3/1.5	1,632 (-14%)	15mo	$600,000	$368	50
741 W Nyack Rd	0.37mi	2/1.5 (-1)	1,633 (-14%)	21mo	$720,000	$441	35

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-110,714
• Equity at exit: $74,403

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-134,245
• Equity at exit: $43,144

Cash invested: $139,720 (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 10994

• Active inventory: 46
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,089 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$878 /mo · $10,537/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $-472

Break-even live

Break-even rent $4,687

Max offer price $415,591

Occupancy floor —

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
781 Western Hwy Blauvelt, NY	4.0	3.0	1522	$5,000	$3.29	1d	1	0.72mi
60 S Greenbush Rd West Nyack, NY	3.0	2.0	1518	$2,995	$1.97	12d	1	0.77mi
2 Gillis Ave Unit 1 Nyack, NY	4.0	2.0	1700	$4,250	$2.50	1d	1	1.22mi

Listing history 3 events

1. 2026-05-18
   status Pending 440-char remark
2. 2026-04-27
   listed $499,000 Active 440-char remark
3. 1980-03-14
   soldstatus $38,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $10,537 · $878/mo
• Projected year-2 tax: $10,537 · $878/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $49,073
• − Mortgage interest: −$27,952
• − Property taxes: −$10,537
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,926
• − Management: −$3,926
• − Depreciation: −$14,516
• Taxable loss: −$14,279
• Est. tax savings @ 24.0%: +$3,427
• After-tax cash flow: $-2,239/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: Clarkstown Central School District
• NCES district ID: 3620340
• Math proficiency: 72% ▼ -1.00%
• Reading proficiency: 75% ▲ 6.00%
• Median HH income: $115,765
• Composite: 68.55/100
• National rank: #342
• State rank: #66 of 590 in NY

Livability — West Nyack

• Score: 72/100
• State rank: #340
• US rank: #5764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Nyack, NY
• City population: 5,925
• Population (ZIP): 5,925

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Asian 11% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 6% Scotch-Irish 3% Iranian 3%
• Foreign-born: 22% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 7% Chinese 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: ▼ -402.04%
• Current HPI: 247.615
• 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

+1213.2% since first listed

3 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 1980-03-14 Sold (Public Records) $38,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $10,537 · -13.6% YoY. Source: county tax records.