22 Rosemont Dr · New City, NY 10956

$729,900

4 bd · 2.5 ba · 2,267 sqft · SingleFamily public records · 52 Days on market

Built 1963 0.36 ac lot $322/sqft · 23% below area Est $951k · 23% 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 +7.5/30.0
• Schools +6.9/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION : 52' Hi-Ranch on over 1/3rd acre corner level property in the prime New City location - four spacious bedrooms, 2-1/2 baths, two car garages, hardwood floors thruout, few updated windows, deck off the kitchen, Lower level XL family room with sliders to patio/backyard. Located in prime Clarkstown Schools District, near all conveniences - Nanuet Town Center (before: shops at Nanuet), Palis. Pkwy, public transp., commuter parking lots, etc. Taxes shown without any exemptions. BYRA to verify pertin. details. HUGE PRICE REDUCTION !!!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $730k.

Deal economics

• At list price, monthly cash flow is $-922 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $567k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $577k (20.9% below list).
• Recommended offer: $567k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.8% in New City — 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 80/100 on livability (#111 in NY, #1,835 nationally) — a professional / high-income tenant draw. Strengths: commute 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: Link Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 370 students, 17% 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: 185 active listings in the ZIP; 2 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 $5k of loan paydown is wiped out by about $22k 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 52 days — a 3% lower offer ($708k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $60k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $400k; list at $730k implies a 82% gain — meaningful room to come down on a strong offer.

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 $566,985 (22.3% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (median comp): $950,935
• List price: $729,900
• Delta: -23.24%
• 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
127 Bellows Ln	0.11mi	4/2.5	2,300 (+2%)	7mo	$885,000	$385	86
183 New Hempstead Rd	0.33mi	4/3.5	2,308 (+2%)	3mo	$745,000	$323	75
76 Amundsen Ln	0.19mi	4/3.0	2,482 (+10%)	8mo	$800,000	$322	67
20 Badger St	0.64mi	4/2.0	2,256 (-0%)	1mo	$500,000	$222	67
45 Capral Ln	0.43mi	4/2.5	2,098 (-8%)	2mo	$850,000	$405	66
106 Birch Ln	0.47mi	4/3.0	2,462 (+9%)	3mo	$844,900	$343	59
54 New Hempstead Rd	0.54mi	3/1.5 (-1)	2,300 (+2%)	6mo	$675,000	$293	58
122 Birch Ln	0.58mi	4/2.5	2,067 (-9%)	5mo	$865,000	$418	54
5 Park Ter	0.53mi	4/2.5	2,002 (-12%)	4mo	$600,000	$300	52
30 James St	0.59mi	4/1.5	2,452 (+8%)	5mo	$850,000	$347	50
6 Gail Dr	0.72mi	4/3.0	2,410 (+6%)	7mo	$925,000	$384	48
19 Grand St	0.52mi	5/2.5 (+1)	2,580 (+14%)	6mo	$925,000	$359	43

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: -25.5%
• Equity multiple: 0.14×
• Total profit: $-176,655
• Equity at exit: $108,830

10-year hold

• IRR: -21.6%
• Equity multiple: -0.12×
• Total profit: $-228,012
• Equity at exit: $63,108

Cash invested: $204,372 (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 10956

• Active inventory: 185
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $5,773 medium
• Mortgage (P&I): −$3,828
• Tax from tax record: −$1,351 /mo · $16,215/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,212
• Net cashflow: $-922

Break-even live

Break-even rent $6,941

Max offer price $566,985

Occupancy floor —

Sensitivity live

Price	-10% $-509	-5% $-716	+0% $-922	+5% $-1,129	+10% $-1,335
Rent	-10% $-1,378	-5% $-1,150	+0% $-922	+5% $-694	+10% $-466
Rate	-1.0pp $-555	-0.5pp $-737	base $-922	+0.5pp $-1,111	+1.0pp $-1,304

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: $182,475
• Closing costs: $21,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Schriever Ln New City, NY	4.0	2.5	2296	$6,000	$2.61	5d	1	0.41mi
5 Dorchester Ave New City, NY	4.0	3.0	2390	$5,200	$2.18	15d	1	1.01mi

Listing history 19 events

1. 2026-06-22
   remarks 584-char remark
2. 2026-06-22
   price $729,900 Active 52 DOM
3. 2026-06-21
   days on market $749,900 Active 52 DOM
4. 2026-06-18
   days on market $749,900 Active 49 DOM
5. 2026-06-17
   days on market $749,900 Active 48 DOM
6. 2026-06-16
   days on market $749,900 Active 47 DOM
7. 2026-06-15
   days on market $749,900 Active 46 DOM
8. 2026-06-01
   days on market $749,900 Active 44 DOM
9. 2026-05-31
   days on market $749,900 Active 43 DOM
10. 2026-05-14
    price $749,900 558-char remark

    Show marketing remark (558 chars)

    LOCATION, LOCATION : 52' Hi-Ranch on over 1/3rd acre corner level property in the prime New City location - four spacious bedrooms, 2-1/2 baths, two car garages, hardwood floors thruout, few updated windows, deck off the kitchen, Lower level XL family room with sliders to patio/backyard. Located in prime Clarkstown Schools District, near all conveniences - Nanuet Town Center (before: shops at Nanuet), Palis. Pkwy, public transp., commuter parking lots, etc. Taxes shown without any exemptions. BYRA to verify pertin. details. HUGE PRICE REDUCTION !!!

11. 2026-05-01
    price $769,900 558-char remark

    Show marketing remark (558 chars)

    LOCATION, LOCATION : 52' Hi-Ranch on over 1/3rd acre corner level property in the prime New City location - four spacious bedrooms, 2-1/2 baths, two car garages, hardwood floors thruout, few updated windows, deck off the kitchen, Lower level XL family room with sliders to patio/backyard. Located in prime Clarkstown Schools District, near all conveniences - Nanuet Town Center (before: shops at Nanuet), Palis. Pkwy, public transp., commuter parking lots, etc. Taxes shown without any exemptions. BYRA to verify pertin. details. HUGE PRICE REDUCTION !!!

12. 2026-04-19
    listed $789,900 Active 558-char remark

    Show marketing remark (558 chars)

    LOCATION, LOCATION : 52' Hi-Ranch on over 1/3rd acre corner level property in the prime New City location - four spacious bedrooms, 2-1/2 baths, two car garages, hardwood floors thruout, few updated windows, deck off the kitchen, Lower level XL family room with sliders to patio/backyard. Located in prime Clarkstown Schools District, near all conveniences - Nanuet Town Center (before: shops at Nanuet), Palis. Pkwy, public transp., commuter parking lots, etc. Taxes shown without any exemptions. BYRA to verify pertin. details. HUGE PRICE REDUCTION !!!

13. 2013-08-15
    soldstatus $400,000
14. 2013-08-12
    soldstatus $400,000 537-char remark

    Show marketing remark (537 chars)

    Lovingly cared for 4 bedroom, 2 1/2 bath bilevel beautifully set on over a 1/3 acre of level (corner) property. Almost 2300 square feet featuring all good-size rooms. Formal dining room and Eat-in kitchen. Hardwood floors under wall to wall carpeting. Some new windows. 2 gar garage. Deck off the kitchen. Large family room on lower level with sliders to backyard. Beautiful neighbood. Clarkstown Schools. Close to shopping, highways and public transportation. A great opportunity! Additional Information: ParkingFeatures:2 Car Attached,

15. 2013-08-12
    soldstatus $400,000

    Show marketing remark (537 chars)

    Lovingly cared for 4 bedroom, 2 1/2 bath bilevel beautifully set on over a 1/3 acre of level (corner) property. Almost 2300 square feet featuring all good-size rooms. Formal dining room and Eat-in kitchen. Hardwood floors under wall to wall carpeting. Some new windows. 2 gar garage. Deck off the kitchen. Large family room on lower level with sliders to backyard. Beautiful neighbood. Clarkstown Schools. Close to shopping, highways and public transportation. A great opportunity! Additional Information: ParkingFeatures:2 Car Attached,

16. 2013-06-20
    price $450,000
17. 2013-06-20
    historical
18. 2013-04-10
    listed $450,000 537-char remark

    Show marketing remark (537 chars)

    Lovingly cared for 4 bedroom, 2 1/2 bath bilevel beautifully set on over a 1/3 acre of level (corner) property. Almost 2300 square feet featuring all good-size rooms. Formal dining room and Eat-in kitchen. Hardwood floors under wall to wall carpeting. Some new windows. 2 gar garage. Deck off the kitchen. Large family room on lower level with sliders to backyard. Beautiful neighbood. Clarkstown Schools. Close to shopping, highways and public transportation. A great opportunity! Additional Information: ParkingFeatures:2 Car Attached,

19. 2013-04-10
    listed $400,000

    Show marketing remark (537 chars)

    Lovingly cared for 4 bedroom, 2 1/2 bath bilevel beautifully set on over a 1/3 acre of level (corner) property. Almost 2300 square feet featuring all good-size rooms. Formal dining room and Eat-in kitchen. Hardwood floors under wall to wall carpeting. Some new windows. 2 gar garage. Deck off the kitchen. Large family room on lower level with sliders to backyard. Beautiful neighbood. Clarkstown Schools. Close to shopping, highways and public transportation. A great opportunity! Additional Information: ParkingFeatures:2 Car Attached,

ⓘ 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: $16,215 · $1,351/mo
• Projected year-2 tax: $16,215 · $1,351/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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: $69,278
• − Mortgage interest: −$40,886
• − Property taxes: −$16,215
• − Insurance: −$3,650
• − Repairs & maintenance: −$5,542
• − Management: −$5,542
• − Depreciation: −$21,233
• Taxable loss: −$23,790
• Est. tax savings @ 24.0%: +$5,710
• After-tax cash flow: $-5,357/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 — New City

• Score: 80/100
• State rank: #111
• US rank: #1835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New City, NY
• City population: 31,420
• Population (ZIP): 31,420

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 19% Asian 13% Two or more races 10% Black 6%
• Hispanic origin (detail): Puerto Rican 7% Dominican 5%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 68% English-only · Spanish 13% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -530.90%
• Current HPI: 261.6277
• 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

+66.6% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $749,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $769,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-19 Listed $789,900 OneKey® MLS as Distributed by MLS Grid
• 2013-08-15 Sold (Public Records) $400,000 Public Records
• 2013-08-12 Sold (MLS) $400,000 HGMLS
• 2013-08-12 Sold (MLS) $400,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-20 Delisted — HGMLS
• 2013-06-20 Price Changed $450,000 HGMLS
• 2013-04-10 Listed $400,000 HGMLS
• 2013-04-10 Listed $450,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $16,215 · +3.4% YoY. Source: county tax records.