220 Sneden Pl #220 · Spring Valley, NY 10977

$169,900

2 bd · 1.5 ba · 900 sqft · Condo · 196 Days on market

Built 1972

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

This AMAZING TWO BEDROOM unit with EIK features UPDATED appliances, Dining area, Living room with sliding doors to renovated deck. Primary Bedroom with Lavatory, Bedroom and Full Hallway Bathroom with a Bonus room ideal for office Den or Nursery. This Co-op is located in a very well-maintained co-op complex located on the second floor. This unit has Lots of closets. Amenities include play area and pool. Close to Eateries, buses and train to all areas.

Key facts

• Parking
• Community pool
• Built 1972

🏢 Co-op / cooperative unit. The $169,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 259 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $170k implies a 183% gain — meaningful room to come down on a strong offer.

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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $13,156
• Equity at exit: $25,333

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $63,943
• Equity at exit: $14,690

Cash invested: $47,572 (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: 259
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $638

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 67%

Sensitivity live

Price	-10% $756	-5% $697	+0% $638	+5% $580	+10% $521
Rent	-10% $457	-5% $548	+0% $638	+5% $729	+10% $820
Rate	-1.0pp $724	-0.5pp $681	base $638	+0.5pp $594	+1.0pp $549

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	44d	1	0.08mi
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	22d	1	0.08mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	44d	2	1.05mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$2,490	$4.02	2d	2	1.12mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	44d	1	1.16mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	44d	1	1.38mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	44d	1	1.41mi
709 Kennedy Dr Spring Valley, NY	2.0	1.0	817	$2,500	$3.06	8d	1	1.41mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	5d	1	1.41mi
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,650	$2.55	25d	1	1.42mi

HOA detail condo

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

Listing history 19 events

1. 2026-03-27
   status Pending
2. 2026-02-17
   price $169,900
3. 2025-09-07
   listed $179,900 Active
4. 2025-09-03
   historical $179,900
5. 2021-11-09
   historical
6. 2021-04-02
   status Pending
7. 2021-02-08
   listed $94,900 Active
8. 2019-05-29
   historical
9. 2019-01-25
   status Pending
10. 2018-12-20
    listed $85,000 Active
11. 2015-06-04
    soldstatus $60,000 Sold
12. 2015-06-04
    price $60,000
13. 2015-06-03
    soldstatus $60,000
14. 2015-03-05
    historical Pending
15. 2015-03-04
    price $65,000
16. 2015-02-16
    price $65,000
17. 2014-10-24
    price $69,500
18. 2014-08-27
    listed $74,500 Active
19. 2014-08-27
    listed $65,000

ⓘ 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 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: $27,530
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$4,943
• Taxable income: $5,268
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $6,395/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

+161.4% since first listed

19 events — show timeline

• 2026-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2025-09-07 Listed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Coming Soon $179,900 OneKey® MLS as Distributed by MLS Grid
• 2021-11-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-02-08 Listed $94,900 OneKey® MLS as Distributed by MLS Grid
• 2019-05-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-01-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-20 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-04 Price Changed $60,000 HGMLS
• 2015-06-04 Sold (MLS) $60,000 HGMLS
• 2015-06-03 Sold (MLS) $60,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-05 Contingent — HGMLS
• 2015-03-04 Price Changed $65,000 HGMLS
• 2015-02-16 Price Changed $65,000 HGMLS
• 2014-10-24 Price Changed $69,500 HGMLS
• 2014-08-27 Listed $74,500 HGMLS
• 2014-08-27 Listed $65,000 OneKey® MLS as Distributed by MLS Grid