66 Broadway · Haverstraw, NY 10927

$640,000

6 bd · 3.0 ba · 2,520 sqft · MultiFamily public records · 26 Days on market

Built 1891 3,049 sqft lot Est $875k · 27% under

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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
• 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: 3 units. confirmed

Listing remarks MLS

GREAT OPPORTUNITY FOR SAVVY INVESTOR!...HOME FEATURES ROOF 15 YEAR, HEATING 10 YEARS & 1 CAR GARAGE (ADDITIONAL $100 PER MO.) ON ADJACENT STREET (JEFFERSON). DESIRABLE SIDE BY SIDE SEPARATE FRONT ENTRANCES & ENJOY SUPER LOCATION NEXT TO WATERFRONT EMELINE PARK OR WALK TO NEARBY LOCAL RESTAURANTS & VILLAGE SHOPS. Additional Information: ParkingFeatures:1 Car Detached,

Key facts

• 3,049 sq ft lot
• Built 1891
• Listed 26 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable available; Phone available; Public trash collection
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Back yard; Back yard fencing

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: Two 1-bedroom units; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating (natural gas); No central air
• Interior features: First-floor bedroom; Eat-in kitchen; High ceilings; Covered porch
• Laundry & utility: Basement storage space

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $640k.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $640k).
• Recommended offer: $630k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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); Fieldstone Middle School (math 18% / reading 46%, grade F, #511 of 729 statewide, top 71%, 1,247 students, 0% 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 7% FRL vs 40% district-wide (33 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 $179k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $330k; list at $640k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — 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 $630,400 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1891 — 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 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?
6. 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?
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: 1.76% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.89%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $874,841
• List price: $640,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72-74 Maple Ave	0.13mi	6/2.5	2,478 (-2%)	18mo	$575,000	$232	75
135 Broadway	0.23mi	5/3.0 (-1)	2,384 (-5%)	13mo	$550,000	$231	65
13 Third St	0.26mi	5/3.0 (-1)	2,844 (+13%)	13mo	$480,000	$169	50

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: 29.6%
• Equity multiple: 2.31×
• Total profit: $235,490
• Equity at exit: $95,426

10-year hold

• IRR: 39.5%
• Equity multiple: 5.57×
• Total profit: $818,922
• Equity at exit: $55,336

Cash invested: $179,200 (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: 14.2×

Monthly cashflow live

• Estimated rent: $11,249 medium
• Mortgage (P&I): −$3,356
• Tax est. 1.5%: −$800 /mo · $9,600/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,362
• Net cashflow: $4,464

Break-even live

Break-even rent $5,599

Max offer price $640,000

Occupancy floor 55%

Sensitivity live

Price	-10% $4,906	-5% $4,685	+0% $4,464	+5% $4,243	+10% $4,022
Rent	-10% $3,575	-5% $4,019	+0% $4,464	+5% $4,908	+10% $5,352
Rate	-1.0pp $4,786	-0.5pp $4,627	base $4,464	+0.5pp $4,298	+1.0pp $4,129

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$11,250
Total (3 units)			$11,249

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: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   statusdays on market $640,000 Pending 26 DOM
2. 2026-06-10
   days on market $640,000 Active 25 DOM
3. 2026-06-08
   days on market $640,000 Active 24 DOM
4. 2026-06-07
   days on market $640,000 Active 23 DOM
5. 2026-06-04
   days on market $640,000 Active 20 DOM
6. 2026-06-03
   days on market $640,000 Active 19 DOM
7. 2026-06-02
   days on market $640,000 Active 18 DOM
8. 2026-06-01
   days on market $640,000 Active 17 DOM
9. 2026-05-31
   days on market $640,000 Active 16 DOM
10. 2026-05-15
    listed $640,000 Active 431-char remark
11. 2026-05-14
    historical $640,000 431-char remark
12. 2026-03-16
    historical
13. 2026-01-27
    listed $675,000 Active
14. 2018-12-26
    soldstatus $330,000
15. 2018-12-13
    soldstatus $330,000 Sold

    Show marketing remark (381 chars)

    GREAT OPPORTUNITY FOR SAVVY INVESTOR!...HOME FEATURES ROOF 15 YEAR, HEATING 10 YEARS & 1 CAR GARAGE (ADDITIONAL $100 PER MO.) ON ADJACENT STREET (JEFFERSON). DESIRABLE SIDE BY SIDE SEPARATE FRONT ENTRANCES & ENJOY SUPER LOCATION NEXT TO WATERFRONT EMELINE PARK OR WALK TO NEARBY LOCAL RESTAURANTS & VILLAGE SHOPS. Additional Information: ParkingFeatures:1 Car Detached,

16. 2018-09-26
    status Pending

    Show marketing remark (381 chars)

    GREAT OPPORTUNITY FOR SAVVY INVESTOR!...HOME FEATURES ROOF 15 YEAR, HEATING 10 YEARS & 1 CAR GARAGE (ADDITIONAL $100 PER MO.) ON ADJACENT STREET (JEFFERSON). DESIRABLE SIDE BY SIDE SEPARATE FRONT ENTRANCES & ENJOY SUPER LOCATION NEXT TO WATERFRONT EMELINE PARK OR WALK TO NEARBY LOCAL RESTAURANTS & VILLAGE SHOPS. Additional Information: ParkingFeatures:1 Car Detached,

17. 2018-07-11
    listed $375,000 Active

    Show marketing remark (381 chars)

    GREAT OPPORTUNITY FOR SAVVY INVESTOR!...HOME FEATURES ROOF 15 YEAR, HEATING 10 YEARS & 1 CAR GARAGE (ADDITIONAL $100 PER MO.) ON ADJACENT STREET (JEFFERSON). DESIRABLE SIDE BY SIDE SEPARATE FRONT ENTRANCES & ENJOY SUPER LOCATION NEXT TO WATERFRONT EMELINE PARK OR WALK TO NEARBY LOCAL RESTAURANTS & VILLAGE SHOPS. Additional Information: ParkingFeatures:1 Car Detached,

18. 1978-11-01
    soldstatus $20,000

ⓘ 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 24% 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: $134,988
• − Mortgage interest: −$35,850
• − Property taxes: −$9,600
• − Insurance: −$3,200
• − Repairs & maintenance: −$10,799
• − Management: −$10,799
• − Depreciation: −$18,618
• Taxable income: $46,122
• Est. tax owed @ 24.0%: −$11,069
• After-tax cash flow: $42,497/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

+3100.0% since first listed

10 events — show timeline

• 2026-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $640,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $640,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Listed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-26 Sold (Public Records) $330,000 Public Records
• 2018-12-13 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-07-11 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 1978-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+16.5%/yr

Latest (2025): $82,726 · +7.8% YoY. Source: county tax records.