186 S Route 303 · West Nyack, NY 10920

$149,000

1 bd · 1.0 ba · 880 sqft · SingleFamily public records · 15 Days on market

Built 1938 0.39 ac lot

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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
• Schools +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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Key facts

• 0.39 acre lot
• Built 1938
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#340 in NY) — a middle-class / working-renter tenant base. Strengths: crime 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: Lakewood Elementary School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 430 students, 23% 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: 44 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 16.37%
• Cash-on-cash: 36.00%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $439,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 W Broadway	0.69mi	2/1.0 (+1)	871 (-1%)	12mo	$435,000	$499	51

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: 31.7%
• Equity multiple: 2.33×
• Total profit: $55,625
• Equity at exit: $22,216

10-year hold

• IRR: 38.8%
• Equity multiple: 4.63×
• Total profit: $151,274
• Equity at exit: $12,883

Cash invested: $41,720 (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 10920

• Home prices YoY: -33.0%
• Active inventory: 44
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,888 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,252

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,355	-5% $1,303	+0% $1,252	+5% $1,200	+10% $1,149
Rent	-10% $1,024	-5% $1,138	+0% $1,252	+5% $1,366	+10% $1,480
Rate	-1.0pp $1,327	-0.5pp $1,290	base $1,252	+0.5pp $1,213	+1.0pp $1,174

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 S Highland Ave Nyack, NY	1.0	1.5	850	$3,200	$3.76	0d	1	1.12mi
197 Sickles Ave Nyack, NY	1.0	1.0	810	$2,688	$3.32	4d	1	1.18mi
6 N Midland Ave Nyack, NY	1.0–2.0	1.5–2.5	1203	$2,975	$2.47	7d	5	1.23mi
166 Sierra Vista Ln Valley Cottage, NY	2.0	2.0	1064	$3,100	$2.91	44d	1	1.32mi
58 Prospect St Nyack, NY	2.0	1.0	912	$3,200	$3.51	25d	1	1.33mi
190 Main St Unit 2A Nyack, NY	2.0	1.0	650	$2,400	$3.69	44d	1	1.35mi
21 Elysian Ave Unit C Nyack, NY	1.0	1.0	525	$2,200	$4.19	44d	1	1.36mi
110 Sierra Vista Ln Valley Cottage, NY	2.0	1.5	1015	$2,900	$2.86	44d	1	1.43mi
218 N Midland Ave Nyack, NY	2.0	1.0	950	$2,950	$3.11	44d	1	1.47mi

Listing history 2 events

1. 2026-01-06
   status Pending
2. 2025-12-22
   listed $149,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,655
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$4,335
• Taxable income: $13,450
• Est. tax owed @ 24.0%: −$3,228
• After-tax cash flow: $11,793/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 — West Nyack

• Score: 72/100
• State rank: #340
• US rank: #5764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Nyack, NY
• City population: 5,925
• Population (ZIP): 8,493

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 17% Asian 10%
• Hispanic origin (detail): Puerto Rican 5% Cuban 1% Dominican 3%
• Common ancestry: Scotch-Irish 2% Romanian 2% Serbian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 11% Other Indo-European 5% Tagalog/Filipino 3%

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: ▼ -119.24%
• Current HPI: 241.8352
• 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

2 events — show timeline

• 2026-01-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Listed $149,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $9,100 · +3.4% YoY. Source: county tax records.