65 Bon Aire Cir #7508 · Suffern, NY 10952

$207,000

2 bd · 1.5 ba · 1,150 sqft · Condo · 73 Days on market

Built 1968 $1277/mo HOA

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Why this score? — see what drove the D 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
• 1% rule +9.0/10.0
• Cash flow +5.8/30.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Open House 5-17 from 12-2*** Light bright stunning second floor, 2 bedroom, 1 1/2 bathroom CO OP apartment in sought after Bon Aire. Large living room with open plan into dining room and kitchen. with brand new microwave Enjoy morning coffee on your private deck. Living room overlooks the courtyard with beautful dogwood trees. Dining room with crown molding, has sliders to deck . Large primary bedroom offers a private bathroom. Bonus room with a window is currently used as a home office. Lots of closets. Laundry room in the shared basement of the building with private storage bin. Convenient location, near schools, shopping, transportation, and Village of Suffern. Maintenance includes heat, water, cooking gas, taxes, and community pool. Located right on the Suffern, NY and , NJ border, the location is close to downtown Suffern which offers small-town charm, lots of restaurants and just minutes to the NYS Thruway and Route 17, Just perfect for commuters heading into NYC or North Jersey. Board approval required. Fees: $750 non-refundable application fee, $100 consumer report fee per applicant (18+), & $600 closing fee. Financial requirements: 700+ credit score, max 35% DTI, housing + all debt not to exceed 35% of gross income, at least 10% down, Max % of Purchase Price Financed: 80-90%.

Key facts

• Private deck
• Community pool
• Courtyard

Tags

• PRIVATE DECK
• COURTYARD
• HOME OFFICE
• COMMUNITY POOL
• CLOSE TO DOWNTOWN SUFFERN

🏢 Co-op / cooperative unit. The $207,000 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 $207k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (29.2% below list).
• Meets the 1% rule at list price ($3k rent vs $207k).
• Recommended offer: $147k (29.2% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.2% in Suffern — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#546 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; 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: Montebello Road School (math 32% / reading 62%, grade D-, #1,195 of 2,108 statewide, top 60%, 337 students, 0% 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).
• Market conditions: 154 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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

• It's been on market 73 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $123k; list at $207k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $146,626 (29.2% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.40% ✓
• Cap rate: 3.87%
• Cash-on-cash: -8.64%
• DSCR: 0.62
• GRM: 6.0

CMA / ARV

• ARV (median comp): $271,194
• List price: $207,000
• Delta: -23.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.9%
• Equity multiple: -0.02×
• Total profit: $-59,288
• Equity at exit: $30,864

10-year hold

• IRR: -30.9%
• Equity multiple: -0.42×
• Total profit: $-82,479
• Equity at exit: $17,898

Cash invested: $57,960 (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: 154
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,899 high
• Mortgage (P&I): −$1,086
• Tax est. 1.5%: −$259 /mo · $3,105/yr
• Insurance: −$86
• HOA: −$1,277
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-417

Break-even live

Break-even rent $3,427

Max offer price $146,626

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-346	+0% $-417	+5% $-489	+10% $-560
Rent	-10% $-646	-5% $-532	+0% $-417	+5% $-303	+10% $-188
Rate	-1.0pp $-313	-0.5pp $-365	base $-417	+0.5pp $-471	+1.0pp $-525

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	20d	1	0.25mi
66 Bon Aire Cir Unit P-7 Suffern, NY	2.0	2.0	1364	$2,900	$2.13	45d	1	0.37mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	45d	1	0.58mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	22d	1	1.24mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	26d	1	1.26mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	3d	4	1.26mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	26d	1	1.26mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	26d	1	1.26mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	3d	1	1.26mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	0d	1	1.33mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	20d	1	1.36mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	0d	1	1.36mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	26d	1	1.40mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$3,842	$4.43	0d	3	1.42mi

HOA detail condo

• Monthly dues: $1,277 · $15,324/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $207,000 Active 73 DOM
2. 2026-06-18
   days on market $207,000 Active 70 DOM
3. 2026-06-17
   days on market $207,000 Active 69 DOM
4. 2026-06-16
   days on market $207,000 Active 68 DOM
5. 2026-06-15
   days on market $207,000 Active 67 DOM
6. 2026-06-13
   days on market $207,000 Active 65 DOM
7. 2026-06-09
   days on market $207,000 Active 61 DOM
8. 2026-06-08
   days on market $207,000 Active 60 DOM
9. 2026-06-07
   days on market $207,000 Active 59 DOM
10. 2026-06-04
    days on market $207,000 Active 56 DOM
11. 2026-06-03
    days on market $207,000 Active 55 DOM
12. 2026-06-02
    days on market $207,000 Active 54 DOM
13. 2026-06-01
    days on market $207,000 Active 53 DOM
14. 2026-05-31
    days on market $207,000 Active 52 DOM
15. 2026-04-25
    status Active 1320-char remark

    Show marketing remark (1320 chars)

    ***Open House 5-17 from 12-2*** Light bright stunning second floor, 2 bedroom, 1 1/2 bathroom CO OP apartment in sought after Bon Aire. Large living room with open plan into dining room and kitchen. with brand new microwave Enjoy morning coffee on your private deck. Living room overlooks the courtyard with beautful dogwood trees. Dining room with crown molding, has sliders to deck . Large primary bedroom offers a private bathroom. Bonus room with a window is currently used as a home office. Lots of closets. Laundry room in the shared basement of the building with private storage bin. Convenient location, near schools, shopping, transportation, and Village of Suffern. Maintenance includes heat, water, cooking gas, taxes, and community pool. Located right on the Suffern, NY and , NJ border, the location is close to downtown Suffern which offers small-town charm, lots of restaurants and just minutes to the NYS Thruway and Route 17, Just perfect for commuters heading into NYC or North Jersey. Board approval required. Fees: $750 non-refundable application fee, $100 consumer report fee per applicant (18+), & $600 closing fee. Financial requirements: 700+ credit score, max 35% DTI, housing + all debt not to exceed 35% of gross income, at least 10% down, Max % of Purchase Price Financed: 80-90%.

16. 2026-03-25
    listed $207,000 Active 1320-char remark

    Show marketing remark (1320 chars)

    ***Open House 5-17 from 12-2*** Light bright stunning second floor, 2 bedroom, 1 1/2 bathroom CO OP apartment in sought after Bon Aire. Large living room with open plan into dining room and kitchen. with brand new microwave Enjoy morning coffee on your private deck. Living room overlooks the courtyard with beautful dogwood trees. Dining room with crown molding, has sliders to deck . Large primary bedroom offers a private bathroom. Bonus room with a window is currently used as a home office. Lots of closets. Laundry room in the shared basement of the building with private storage bin. Convenient location, near schools, shopping, transportation, and Village of Suffern. Maintenance includes heat, water, cooking gas, taxes, and community pool. Located right on the Suffern, NY and , NJ border, the location is close to downtown Suffern which offers small-town charm, lots of restaurants and just minutes to the NYS Thruway and Route 17, Just perfect for commuters heading into NYC or North Jersey. Board approval required. Fees: $750 non-refundable application fee, $100 consumer report fee per applicant (18+), & $600 closing fee. Financial requirements: 700+ credit score, max 35% DTI, housing + all debt not to exceed 35% of gross income, at least 10% down, Max % of Purchase Price Financed: 80-90%.

17. 2019-01-15
    soldstatus $123,000 Sold 575-char remark

    Show marketing remark (575 chars)

    Great second floor bright unit which has been renovated. Beautiful kitchen with new cabinets, wood floor. Refrigerator - 5 years old, Stovetop - 2 years old, Oven - 6 months old. Corian countertop. Carpet in living room and bedrooms. Crown molding in living room. Bathrooms redone with beautiful tile in both. This is a spotlessly clean apartment and ready for move-in. There are custom blinds and 6 panel doors. BONUS: The walk-in closet in the living room has a window in it and is presently being used as a computer room. Additional Information: Amenities:Storage,

18. 2018-11-16
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Great second floor bright unit which has been renovated. Beautiful kitchen with new cabinets, wood floor. Refrigerator - 5 years old, Stovetop - 2 years old, Oven - 6 months old. Corian countertop. Carpet in living room and bedrooms. Crown molding in living room. Bathrooms redone with beautiful tile in both. This is a spotlessly clean apartment and ready for move-in. There are custom blinds and 6 panel doors. BONUS: The walk-in closet in the living room has a window in it and is presently being used as a computer room. Additional Information: Amenities:Storage,

19. 2018-10-30
    listed $130,000 Active 575-char remark

    Show marketing remark (575 chars)

    Great second floor bright unit which has been renovated. Beautiful kitchen with new cabinets, wood floor. Refrigerator - 5 years old, Stovetop - 2 years old, Oven - 6 months old. Corian countertop. Carpet in living room and bedrooms. Crown molding in living room. Bathrooms redone with beautiful tile in both. This is a spotlessly clean apartment and ready for move-in. There are custom blinds and 6 panel doors. BONUS: The walk-in closet in the living room has a window in it and is presently being used as a computer room. Additional Information: Amenities:Storage,

20. 2004-05-27
    soldstatus $154,000
21. 2004-03-03
    price $157,900
22. 2004-03-03
    historical
23. 2004-01-16
    listed $154,000

ⓘ 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: $34,789
• − Mortgage interest: −$11,595
• − Property taxes: −$3,105
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − HOA: −$15,324
• − Depreciation: −$6,022
• Taxable loss: −$7,858
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-3,121/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 — Suffern

• Score: 68/100
• State rank: #546
• US rank: #9788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suffern, 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

+34.4% since first listed

9 events — show timeline

• 2026-04-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $207,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-15 Sold (MLS) $123,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-10-30 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2004-05-27 Sold (MLS) $154,000 HGMLS
• 2004-03-03 Delisted — HGMLS
• 2004-03-03 Price Changed $157,900 HGMLS
• 2004-01-16 Listed $154,000 HGMLS