32 Clove Ave · Haverstraw, NY 10927

$300,000

5 bd · 2.5 ba · 2,572 sqft · MultiFamily public records · 22 Days on market

Built 1888 3,485 sqft lot Est $594k · 50% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

THIS WNDRFUL 2 FAMILY RECENTLY HAD A NEW KITCHEN PUT IN UPSTAIRS. POSSIBILITY FOR SECOND BEDROOM DOWNSTAIRS. CALL L/B FOR MORE DETAILS. RENTS SHOULD RU BETWEEN 850 -900 DOWN AND 1200 - 1300 UPSTAIRS.

Key facts

• 3,485 sq ft lot
• Built 1888
• Listed 22 days

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; See remarks regarding utilities
• Home design: Duplex; Property listed as fixer
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Bedrooms: One 2-bedroom unit
• Heating & cooling: Hot water heating; Other heating; No central cooling
• Interior features: Basement is full and unfinished; Other interior features

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 5.2% in Haverstraw — 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 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; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $6,263/mo this rent would consume 100% 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 $2k of loan paydown is wiped out by about $9k 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 + 7.6% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1888 — 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 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: 2.09% ✓
• Cap rate: 17.79%
• Cash-on-cash: 41.06%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $594,132
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79-81 Clove Ave	0.11mi	4/4.0 (-1)	2,524 (-2%)	1mo	$610,000	$242	80
72-74 Maple Ave	0.15mi	6/2.5 (+1)	2,478 (-4%)	17mo	$575,000	$232	68
68 Hudson Ave	0.17mi	5/2.0	2,907 (+13%)	10mo	$610,000	$210	60
135 Broadway	0.37mi	5/3.0	2,384 (-7%)	13mo	$550,000	$231	58
13 Third St	0.27mi	5/3.0	2,844 (+11%)	13mo	$480,000	$169	57
2 Hudson Ave	0.41mi	4/2.5 (-1)	2,816 (+10%)	24mo	$620,000	$220	40

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: 42.8%
• Equity multiple: 2.96×
• Total profit: $165,031
• Equity at exit: $44,731

10-year hold

• IRR: 51.0%
• Equity multiple: 7.16×
• Total profit: $517,404
• Equity at exit: $25,939

Cash invested: $84,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $6,263 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,315
• Net cashflow: $2,875

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 49%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,262
Total (2 units)			$6,263

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-14
   status Pending
2. 2026-03-23
   listed $300,000 Active
3. 2006-03-27
   soldstatus $500,000
4. 2001-10-12
   soldstatus $233,500
5. 2001-10-05
   soldstatus $232,000 201-char remark

   Show marketing remark (199 chars)

   NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

6. 2001-10-05
   soldstatus $232,000 199-char remark

   Show marketing remark (199 chars)

   NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

7. 2001-09-07
   historical 201-char remark

   Show marketing remark (199 chars)

   NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

8. 2001-09-07
   price $239,900 201-char remark

   Show marketing remark (199 chars)

   NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

9. 2001-09-07
   historical 199-char remark

   Show marketing remark (199 chars)

   NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

10. 2001-09-07
    price $239,900 199-char remark

    Show marketing remark (199 chars)

    NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

11. 2001-08-01
    listed $232,000 201-char remark

    Show marketing remark (201 chars)

    THIS WNDRFUL 2 FAMILY RECENTLY HAD A NEW KITCHEN PUT IN UPSTAIRS. POSSIBILITY FOR SECOND BEDROOM DOWNSTAIRS. CALL L/B FOR MORE DETAILS. RENTS SHOULD RU BETWEEN 850 -900 DOWN AND 1200 - 1300 UPSTAIRS.

12. 2001-02-08
    listed $232,000 199-char remark

    Show marketing remark (199 chars)

    NO NEED TO PREVIEW THIS PRIME VILLAGE COL. NEW WINDOWS, EIK PLUS LRGE FORMAL DINING RM. LEGAL 2 FAMILY USED AS 1 FAMILY. (2) BOILERS, SEP. METERS. TRULY A MUST SEE! PARKING IN REAR ALLEY FOR 4 CARS.

13. 1983-08-23
    soldstatus $53,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $75,156
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$6,012
• − Management: −$6,012
• − Depreciation: −$8,727
• Taxable income: $31,599
• Est. tax owed @ 24.0%: −$7,584
• After-tax cash flow: $26,911/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

+466.0% since first listed

13 events — show timeline

• 2026-04-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2006-03-27 Sold (Public Records) $500,000 Public Records
• 2001-10-12 Sold (Public Records) $233,500 Public Records
• 2001-10-05 Sold (MLS) $232,000 HGMLS
• 2001-10-05 Sold (MLS) $232,000 HGMLS
• 2001-09-07 Price Changed $239,900 HGMLS
• 2001-09-07 Delisted — HGMLS
• 2001-09-07 Price Changed $239,900 HGMLS
• 2001-09-07 Delisted — HGMLS
• 2001-08-01 Listed $232,000 HGMLS
• 2001-02-08 Listed $232,000 HGMLS
• 1983-08-23 Sold (Public Records) $53,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $77,675 · +7.1% YoY. Source: county tax records.