3 Sussex Ct #415 · Suffern, NY 10901

$135,000

1 bd · 1.0 ba · 800 sqft · Condo · 125 Days on market

Built 1968 $1099/mo HOA

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Why this score? — see what drove the C- 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 +16.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and immaculate! Why rent when you can own this adorable top floor co-op unit located close to everything. In addition to the many closets, this unit features a large walk in closet that can be used for an office space. Move in ready and clean as can be, there are hardwood floors under the carpet and laundry right in the building. You also receive a large private storage unit in the basement. Parking is right out the back door with additional guest spaces close by. You must be board approved for this unit and meet strict financial guidelines. A mandatory application fee is required. HOA fees are $907.57 a month with a temporary assessment of $82.03 a month. This covers heat, hot water, and taxes and is tax deductible. You also have access to a beautiful pool and playground only steps away.

Key facts

• Community amenities
• Tennis courts
• Pool

Tags

• HARDWOOD FLOORS
• PRIVATE STORAGE SPACE
• CARD OPERATED LAUNDRY
• COMMUNITY AMENITIES
• POOL
• TENNIS COURTS

🏢 Co-op / cooperative unit. The $135,000 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 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $75 ($895/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.1% in Suffern — 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 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: 225 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 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 $68k; list at $135k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 4.2

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-16,412
• Equity at exit: $20,129

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-5,269
• Equity at exit: $11,672

Cash invested: $37,800 (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 10901

• Active inventory: 225
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$1,099
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $75

Break-even live

Break-even rent $2,572

Max offer price $135,000

Occupancy floor 92%

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: $33,750
• Closing costs: $4,050
• 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	18d	1	0.12mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	43d	1	0.49mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	20d	1	1.31mi
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	7d	1	1.32mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	24d	1	1.33mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$2,400	$2.83	1d	4	1.33mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	24d	1	1.33mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	24d	1	1.33mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	1d	1	1.33mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	1d	1	1.39mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	18d	1	1.40mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	1d	1	1.44mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$2,763	$3.19	1d	3	1.46mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	24d	1	1.48mi

HOA detail condo

• Monthly dues: $1,099 · $13,188/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-03-27
   status Pending
2. 2026-02-07
   status Active
3. 2025-12-09
   status Pending
4. 2025-10-23
   status Active
5. 2025-10-15
   status Pending
6. 2025-09-15
   listed $135,000 Active
7. 2019-04-10
   soldstatus $67,500 Sold 808-char remark

   Show marketing remark (808 chars)

   Charming and immaculate! Why rent when you can own this adorable top floor co-op unit located close to everything. In addition to the many closets, this unit features a large walk in closet that can be used for an office space. Move in ready and clean as can be, there are hardwood floors under the carpet and laundry right in the building. You also receive a large private storage unit in the basement. Parking is right out the back door with additional guest spaces close by. You must be board approved for this unit and meet strict financial guidelines. A mandatory application fee is required. HOA fees are $907.57 a month with a temporary assessment of $82.03 a month. This covers heat, hot water, and taxes and is tax deductible. You also have access to a beautiful pool and playground only steps away.

8. 2019-01-10
   status Pending 808-char remark

   Show marketing remark (808 chars)

   Charming and immaculate! Why rent when you can own this adorable top floor co-op unit located close to everything. In addition to the many closets, this unit features a large walk in closet that can be used for an office space. Move in ready and clean as can be, there are hardwood floors under the carpet and laundry right in the building. You also receive a large private storage unit in the basement. Parking is right out the back door with additional guest spaces close by. You must be board approved for this unit and meet strict financial guidelines. A mandatory application fee is required. HOA fees are $907.57 a month with a temporary assessment of $82.03 a month. This covers heat, hot water, and taxes and is tax deductible. You also have access to a beautiful pool and playground only steps away.

9. 2018-11-06
   status Active 808-char remark

   Show marketing remark (808 chars)

   Charming and immaculate! Why rent when you can own this adorable top floor co-op unit located close to everything. In addition to the many closets, this unit features a large walk in closet that can be used for an office space. Move in ready and clean as can be, there are hardwood floors under the carpet and laundry right in the building. You also receive a large private storage unit in the basement. Parking is right out the back door with additional guest spaces close by. You must be board approved for this unit and meet strict financial guidelines. A mandatory application fee is required. HOA fees are $907.57 a month with a temporary assessment of $82.03 a month. This covers heat, hot water, and taxes and is tax deductible. You also have access to a beautiful pool and playground only steps away.

10. 2018-10-15
    historical 808-char remark

    Show marketing remark (808 chars)

    Charming and immaculate! Why rent when you can own this adorable top floor co-op unit located close to everything. In addition to the many closets, this unit features a large walk in closet that can be used for an office space. Move in ready and clean as can be, there are hardwood floors under the carpet and laundry right in the building. You also receive a large private storage unit in the basement. Parking is right out the back door with additional guest spaces close by. You must be board approved for this unit and meet strict financial guidelines. A mandatory application fee is required. HOA fees are $907.57 a month with a temporary assessment of $82.03 a month. This covers heat, hot water, and taxes and is tax deductible. You also have access to a beautiful pool and playground only steps away.

11. 2018-10-06
    listed $65,000 Active 808-char remark

    Show marketing remark (808 chars)

    Charming and immaculate! Why rent when you can own this adorable top floor co-op unit located close to everything. In addition to the many closets, this unit features a large walk in closet that can be used for an office space. Move in ready and clean as can be, there are hardwood floors under the carpet and laundry right in the building. You also receive a large private storage unit in the basement. Parking is right out the back door with additional guest spaces close by. You must be board approved for this unit and meet strict financial guidelines. A mandatory application fee is required. HOA fees are $907.57 a month with a temporary assessment of $82.03 a month. This covers heat, hot water, and taxes and is tax deductible. You also have access to a beautiful pool and playground only steps away.

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $31,998
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − HOA: −$13,188
• − Depreciation: −$3,927
• Taxable loss: −$499
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,015/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
• County: Rockland County · 98,828 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 27,095
• Household income: $108,041
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 828.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 13% Black 10% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 8% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 10% German/W. Germanic 5% French/Haitian/Cajun 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: ▼ -582.29%
• Current HPI: 282.4798
• Rent YoY: —
• 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

+107.7% since first listed

11 events — show timeline

• 2026-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-10 Sold (MLS) $67,500 OneKey® MLS as Distributed by MLS Grid
• 2019-01-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-11-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-10-06 Listed $65,000 OneKey® MLS as Distributed by MLS Grid