194 Sneden Pl #194 · Spring Valley, NY 10977

$70,000

1 bd · 1.0 ba · 750 sqft · Condo · 47 Days on market

Built 1972 ↓ 35% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS CO-OP IS IN EXCELLENT CONDITION WITH HARDWOOD FLOOR UNDER WALL TO WALL CARPET. LOTS OF CLOSETS AND BEAUTIFUL LIGHT FIXTURES W/ RENOVATED KITCHEN AND BATHROOM.

Key facts

• Visitor parking
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• POOL
• CLUBHOUSE
• PLAYGROUND
• ASSIGNED PARKING
• VISITOR PARKING

Property features AI

Finance

• HOA & community: Association: Hillcrest Point; Monthly association fee; Association fee covers common area maintenance, exterior maintenance, heat, snow removal, trash and water; Community amenities include playground and pool

Exterior

• Parking: Assigned parking
• Utilities: Electric service by Orange & Rockland; Public sewer; Electricity available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: No appliances included
• Bedrooms: Located on entry level 2
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Deck; Pets allowed
• Laundry & utility: Basement (common)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.2% in Spring Valley — 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 67/100 on livability (#588 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety B+; Watch: employment D+, crime F, amenities 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: 262 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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: HOA is 25% of rent.
• 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
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 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: 3.22% ✓
• Cap rate: 18.88%
• Cash-on-cash: 44.94%
• DSCR: 3.00
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 2.83×
• Total profit: $35,786
• Equity at exit: $10,437

10-year hold

• IRR: 48.5%
• Equity multiple: 5.74×
• Total profit: $92,902
• Equity at exit: $6,052

Cash invested: $19,600 (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 10977

• Active inventory: 262
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA est. from 1 same-building comp: −$563
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $734

Break-even live

Break-even rent $1,325

Max offer price $70,000

Occupancy floor 62%

Sensitivity live

Price	-10% $782	-5% $758	+0% $734	+5% $710	+10% $686
Rent	-10% $556	-5% $645	+0% $734	+5% $823	+10% $912
Rate	-1.0pp $769	-0.5pp $752	base $734	+0.5pp $716	+1.0pp $697

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	23d	1	0.02mi
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	45d	1	0.08mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	45d	2	1.11mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	0d	2	1.17mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	45d	1	1.19mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	45d	1	1.45mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	45d	1	1.47mi
709 Kennedy Dr Spring Valley, NY	2.0	1.0	817	$2,500	$3.06	9d	1	1.47mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	6d	1	1.48mi
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,625	$2.53	0d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-16
   status Pending
2. 2026-02-27
   listed $70,000 Active
3. 2008-02-08
   soldstatus $107,500 163-char remark

   Show marketing remark (163 chars)

   THIS CO-OP IS IN EXCELLENT CONDITION WITH HARDWOOD FLOOR UNDER WALL TO WALL CARPET. LOTS OF CLOSETS AND BEAUTIFUL LIGHT FIXTURES W/ RENOVATED KITCHEN AND BATHROOM.

4. 2007-12-14
   historical 163-char remark

   Show marketing remark (163 chars)

   THIS CO-OP IS IN EXCELLENT CONDITION WITH HARDWOOD FLOOR UNDER WALL TO WALL CARPET. LOTS OF CLOSETS AND BEAUTIFUL LIGHT FIXTURES W/ RENOVATED KITCHEN AND BATHROOM.

5. 2007-12-14
   price $115,000 163-char remark

   Show marketing remark (163 chars)

   THIS CO-OP IS IN EXCELLENT CONDITION WITH HARDWOOD FLOOR UNDER WALL TO WALL CARPET. LOTS OF CLOSETS AND BEAUTIFUL LIGHT FIXTURES W/ RENOVATED KITCHEN AND BATHROOM.

6. 2007-09-24
   listed $107,500 163-char remark

   Show marketing remark (163 chars)

   THIS CO-OP IS IN EXCELLENT CONDITION WITH HARDWOOD FLOOR UNDER WALL TO WALL CARPET. LOTS OF CLOSETS AND BEAUTIFUL LIGHT FIXTURES W/ RENOVATED KITCHEN AND BATHROOM.

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $27,049
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$6,756
• − Depreciation: −$2,036
• Taxable income: $8,608
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $6,742/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: 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 — Spring Valley

• Score: 67/100
• State rank: #588
• US rank: #10623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NY
• City population: 71,465
• Population (ZIP): 71,465

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 16% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 31% English-only · German/W. Germanic 32% Spanish 21% French/Haitian/Cajun 10%

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: ▼ -518.82%
• Current HPI: 378.2133
• 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

-34.9% since first listed

6 events — show timeline

• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Listed $70,000 OneKey® MLS as Distributed by MLS Grid
• 2008-02-08 Sold (MLS) $107,500 HGMLS
• 2007-12-14 Price Changed $115,000 HGMLS
• 2007-12-14 Delisted — HGMLS
• 2007-09-24 Listed $107,500 HGMLS