3 Woodland Pl · Airmont, NY 10952

$789,000

3 bd · 1.0 ba · 1,941 sqft · SingleFamily public records · 5 Days on market

Built 1949 0.57 ac lot Est $1031k · 23% under

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Why this score? — see what drove the F 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
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

AIRMONT! Must see this Cape Cod-style home situated on stunning, flat, park-like property. Welcome home to a bright and inviting living room/dining room, spacious family room, and eat-in kitchen perfect for everyday living. The main level features two bedrooms and a full bathroom. Upstairs offers two additional bedrooms and another full bathroom. The basement has loads of potential. All this set on beautiful property with plenty of room to enjoy. A WONDERFUL OPPORTUNITY THAT WILL NOT LAST!

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1949

Property features AI

Exterior

• Parking: Garage; 2-car garage
• Utilities: Public sewer; Orange & Rockland electric service; Sewer available
• Home design: Single family residence; Three or more stories/levels; Living area reported from public records
• Construction: Frame construction
• Exterior features: Level lot; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; 1 fireplace
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Storage; Unfinished basement with Bilco doors; 9 total rooms; Three or more levels
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $789k.

Deal economics

• At list price, monthly cash flow is $-3k ($-42k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (60.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (63.2% below list).
• Recommended offer: $290k (63.2% below list) — sets the bar for 1% rule.
• Cap rate 1.0% vs local median 1.8% in Airmont — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#753 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing B+; Watch: amenities F, commute F, cost of living F.
• Suffern Central School District (suburban): math 53% / reading 59% proficiency, ranked #242 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Cherry Lane Elementary School (math 57% / reading 52%, grade C, #908 of 2,108 statewide, top 46%, 256 students, 36% FRL); Suffern Middle School (math 30% / reading 56%, grade D-, #370 of 729 statewide, top 51%, 836 students, 38% FRL); Suffern Senior High School (math 96% / reading 95%, grade A+, #76 of 1,100 statewide, top 7%, 1,486 students, 31% FRL) — zoned schools average 35% FRL vs 18% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 153 active listings in the ZIP; 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 $24k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,489 (63.2% 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. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.37% ✗
• Cap rate: 0.99%
• Cash-on-cash: -18.94%
• DSCR: 0.16
• GRM: 22.6

CMA / ARV

• ARV (on-the-fly): $1,030,671
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Laura Dr	0.26mi	4/1.5 (+1)	1,836 (-5%)	5mo	$975,000	$531	68
4 Laura Dr	0.13mi	4/2.5 (+1)	1,788 (-8%)	2mo	$999,000	$559	68
13 Thomsen Dr	0.33mi	4/1.5 (+1)	1,836 (-5%)	5mo	$770,000	$419	64
21 Besen Pkwy	0.41mi	4/2.0 (+1)	1,836 (-5%)	2mo	$925,000	$504	61
34 College Rd	0.51mi	4/2.0 (+1)	1,898 (-2%)	11mo	$1,130,000	$595	55
72 Laura Dr	0.51mi	4/1.5 (+1)	1,896 (-2%)	17mo	$954,000	$503	51
62 Laura Dr	0.43mi	4/1.5 (+1)	2,132 (+10%)	8mo	$999,000	$469	50
6 Dunn Rd	0.47mi	3/1.5	1,836 (-5%)	21mo	$700,000	$381	50
19 Dolson Rd	0.66mi	4/2.0 (+1)	1,847 (-5%)	10mo	$1,260,000	$682	44
30 Dolson Rd	0.60mi	4/1.5 (+1)	2,091 (+8%)	14mo	$1,200,000	$574	41
16 Highview Ave	0.62mi	4/1.5 (+1)	2,210 (+14%)	3mo	$784,500	$355	39
7 Fawn Hill Dr	0.68mi	3/1.5	1,698 (-12%)	12mo	$960,000	$565	36

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: -54.8%
• Equity multiple: -0.58×
• Total profit: $-349,727
• Equity at exit: $117,642

10-year hold

• IRR: —
• Equity multiple: -1.67×
• Total profit: $-589,551
• Equity at exit: $68,218

Cash invested: $220,920 (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 10952

• Active inventory: 153
• Price-to-rent: 22.6×

Monthly cashflow live

• Estimated rent: $2,905 medium
• Mortgage (P&I): −$4,138
• Tax from tax record: −$1,316 /mo · $15,792/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-3,488

Break-even live

Break-even rent $7,319

Max offer price $315,845

Occupancy floor —

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: $197,250
• Closing costs: $23,670
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   days on market $789,000 Active 5 DOM
2. 2026-06-08
   days on market $789,000 Active 4 DOM
3. 2026-06-07
   remarks 494-char remark
4. 2026-06-07
   listed $789,000 Active 3 DOM

ⓘ 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: $15,792 · $1,316/mo
• Projected year-2 tax: $15,792 · $1,316/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 5/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,859
• − Mortgage interest: −$44,196
• − Property taxes: −$15,792
• − Insurance: −$3,945
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$22,953
• Taxable loss: −$57,605
• Est. tax savings @ 24.0%: +$13,825
• After-tax cash flow: $-28,025/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: Suffern Central School District
• NCES district ID: 3628320
• Math proficiency: 53% ▼ -17.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $85,871
• Composite: 51.17/100
• National rank: #1758
• State rank: #242 of 590 in NY

Livability — Airmont

• Score: 64/100
• State rank: #753
• US rank: #14423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Airmont, NY
• Population (ZIP): 47,169

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: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Italian 5% Hispanic 5%
• Foreign-born: 12% · Canada
• Languages at home: 34% English-only · German/W. Germanic 55% French/Haitian/Cajun 5% Spanish 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: ▼ -671.35%
• Current HPI: 399.2068
• 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

1 event — show timeline

• 2026-06-04 Listed $789,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $15,792 · +2.8% YoY. Source: county tax records.