5 Coolidge St · Haverstraw, NY 10927

$399,000

4 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 27 Days on market

Built 1961 3,920 sqft lot $356/sqft · 23% below area Est $519k · 23% 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
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

Key facts

• Versatile property
• Clean white kitchen
• Spacious living room

Tags

• VERSATILE PROPERTY
• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED DINING ROOM
• DIRECT ACCESS TO BACKYARD
• CLEAN WHITE KITCHEN
• MAIN LEVEL WITH BEDROOMS

Property features AI

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Electricity connected (Orange & Rockland); Public sewer
• Home design: Single family residence
• Construction: Block and other construction materials; Other foundation
• Exterior features: Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: First-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Formal dining room; Partial basement; Attic access via scuttle; 9 total rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (8.5% below list).
• Recommended offer: $365k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.2% in Haverstraw — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#1,087 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Haverstraw Elementary School (math 22% / reading 37%, grade F, #1,729 of 2,108 statewide, top 84%, 742 students, 22% FRL); Haverstraw Elementary School (math 13% / reading 35%, grade F, #640 of 729 statewide, top 88%, 569 students, 9% FRL); North Rockland High School (math 86% / reading 67%, grade A-, #612 of 1,100 statewide, top 56%, 2,687 students, 0% FRL) — zoned schools average 10% FRL vs 40% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.6%/yr); 50 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $3,650/mo this rent would consume 58% of the median local household income ($75k/yr) (locally 791% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 27 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $280k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $364,981 (8.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $519,091
• List price: $399,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Simenovsky Dr	0.16mi	3/2.0 (-1)	1,062 (-5%)	14mo	$410,000	$386	67
22 Tanneyanns Ln	0.55mi	3/2.0 (-1)	1,152 (+3%)	13mo	$500,000	$434	54
7 N Wayne Ave	0.65mi	3/2.0 (-1)	1,188 (+6%)	3mo	$435,000	$366	52
19 Tanneyanns Ln	0.55mi	3/2.0 (-1)	1,020 (-9%)	4mo	$485,000	$475	51
48 Tanneyanns Ln	0.42mi	4/2.0	1,248 (+11%)	12mo	$465,000	$373	51
25 Wayne Ave	0.49mi	3/1.0 (-1)	1,214 (+8%)	5mo	$510,000	$420	50
33 Peck St	0.44mi	3/1.0 (-1)	1,245 (+11%)	5mo	$469,000	$377	48
5 Peck St	0.58mi	3/1.0 (-1)	1,038 (-7%)	5mo	$485,000	$467	48
24 Mackey Ct	0.45mi	3/1.0 (-1)	1,008 (-10%)	8mo	$459,999	$456	47
16 Peck St	0.53mi	3/1.0 (-1)	1,052 (-6%)	16mo	$429,000	$408	43
6 Phelps St	0.44mi	3/1.0 (-1)	1,286 (+15%)	10mo	$435,000	$338	37
12 Malone Ave	0.72mi	3/1.0 (-1)	972 (-13%)	10mo	$475,000	$489	27

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.65×
• Total profit: $-38,822
• Equity at exit: $59,492

10-year hold

• IRR: 5.7%
• Equity multiple: 1.51×
• Total profit: $56,916
• Equity at exit: $34,498

Cash invested: $111,720 (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 10927

• Home prices YoY: -23.6%
• Rents YoY: 7.6%
• Active inventory: 50
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,650 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $126

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 92%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	11d	1	0.12mi
56 Coolidge St Unit 2 Haverstraw, NY	4.0	1.5	1400	$3,500	$2.50	4d	1	0.12mi
100 Westside Ave Unit 2 Haverstraw, NY	3.0	1.0	1492	$2,485	$1.67	1d	1	0.23mi
22 Westside Ave Haverstraw, NY	3.0	2.0	1260	$3,200	$2.54	44d	1	0.31mi
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	44d	1	0.62mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	17d	1	0.75mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	24d	1	0.77mi

Listing history 17 events

1. 2026-06-10
   statusdays on market $399,000 Pending 27 DOM
2. 2026-06-08
   days on market $399,000 Active 26 DOM
3. 2026-06-07
   days on market $399,000 Active 25 DOM
4. 2026-06-04
   days on market $399,000 Active 22 DOM
5. 2026-06-03
   days on market $399,000 Active 21 DOM
6. 2026-06-02
   days on market $399,000 Active 20 DOM
7. 2026-06-01
   days on market $399,000 Active 19 DOM
8. 2026-05-31
   days on market $399,000 Active 18 DOM
9. 2026-05-12
   listed $399,000 Active 1560-char remark
10. 2022-12-14
    soldstatus $280,000
11. 2022-12-08
    soldstatus $280,000 Closed 153-char remark

    Show marketing remark (153 chars)

    Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

12. 2022-09-23
    status Pending 153-char remark

    Show marketing remark (153 chars)

    Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

13. 2022-09-23
    price $300,000 153-char remark

    Show marketing remark (153 chars)

    Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

14. 2022-09-05
    historical 153-char remark

    Show marketing remark (153 chars)

    Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

15. 2022-08-18
    price $325,000 153-char remark

    Show marketing remark (153 chars)

    Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

16. 2022-07-18
    listed $320,000 Active 153-char remark

    Show marketing remark (153 chars)

    Great opportunity to make this house your own. Bigger than it looks, 4 bedrooms 2 baths, close to town, shopping and parks. Driveway parking and carport.

17. 2000-02-28
    soldstatus $180,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,798
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − Depreciation: −$11,607
• Taxable loss: −$5,147
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $2,747/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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Haverstraw

• Score: 57/100
• State rank: #1087
• US rank: #21649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haverstraw, NY
• County: Rockland County · 98,828 people
• City population: 12,325
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,325
• Household income: $75,167
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 791.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 24% White 18% Black 17% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 32%
• Common ancestry: Hispanic 5% Romanian 1% Scotch-Irish 1%
• Foreign-born: 43% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 53% French/Haitian/Cajun 6% Other Asian/Pacific 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: ▼ -73.63%
• Current HPI: 238.4313
• Rent YoY: ▲ 7.62%
• 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

+121.1% since first listed

10 events — show timeline

• 2026-06-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-14 Sold (Public Records) $280,000 Public Records
• 2022-12-08 Sold (MLS) $280,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-09-23 Price Changed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-18 Price Changed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-18 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2000-02-28 Sold (Public Records) $180,500 Public Records

Property tax history

+17.0%/yr

Latest (2025): $63,774 · +7.9% YoY. Source: county tax records.