10 Cricketown Rd · Stony Point, NY 10980

$649,000

4 bd · 3.0 ba · 2,561 sqft · SingleFamily public records · 19 Days on market

Built 1960 0.67 ac lot Est $758k · 14% under

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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).

• Cash flow +14.0/30.0
• ARV discount +14.0/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this expanded brick Cape Cod-style home set on a beautiful and private 0.67-acre lot. With plenty of space inside and out, this home is perfect for both everyday living and entertaining. The main level features a bright kitchen equipped with a stainless steel refrigerator, wall oven, and gas cooktop, along with a dining area and a spacious living room. An added extension offers a private primary suite complete with a large walk-in closet, full bathroom with a walk-in shower, and direct access to the 3 season room. This level also includes two additional generously sized bedrooms, a full hallway bathroom with a soaking tub, and convenient laundry in a hallway closet. Upstairs, you

Key facts

• Bright kitchen
• Large walk-in closet
• 0.67 acre lot

Tags

• PRIVATE 0.67-ACRE LOT
• BRIGHT KITCHEN
• STAINLESS STEEL REFRIGERATOR
• PRIVATE PRIMARY SUITE
• LARGE WALK-IN CLOSET
• DIRECT ACCESS TO 3 SEASON ROOM

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electricity connected (Orange & Rockland); Natural gas connected; Public sewer
• Home design: Single family residence
• Construction: Brick and vinyl siding exterior
• Exterior features: Not waterfront

Interior

• Kitchen: Cooktop; Gas oven; Refrigerator; Stainless steel appliances; Pantry
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Pantry; Storage; Walk-in closet(s); 12 total rooms; Dormer attic; Unfinished walk-out basement (see remarks)
• Laundry & utility: Washer and dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $649k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $600k (7.6% below list).
• Recommended offer: $600k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.6% in Stony Point — 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 70/100 on livability (#450 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living 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: Stony Point Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 725 students, 17% 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 6% FRL vs 40% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($639k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $600,000 (7.6% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.92% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $758,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Cricketown Rd	0.00mi	5/3.0 (+1)	2,561 (0%)	1mo	$675,000	$264	94
7 Florus Crom Ct	0.35mi	4/2.5	2,500 (-2%)	8mo	$794,000	$318	72
50 Cricketown Rd	0.20mi	3/2.5 (-1)	2,745 (+7%)	10mo	$705,000	$257	64
8 Autumn Ln	0.26mi	5/3.0 (+1)	2,866 (+12%)	0mo	$799,000	$279	63
253 W Main St	0.47mi	4/2.5	2,688 (+5%)	7mo	$740,000	$275	62
99 N Liberty Dr	0.48mi	4/2.5	2,269 (-11%)	8mo	$605,000	$267	50
122 Jay St	0.50mi	4/2.5	2,199 (-14%)	3mo	$685,000	$312	49
161 Washburns Ln	0.69mi	4/3.0	2,240 (-12%)	1mo	$663,000	$296	46
89 Jay St	0.35mi	3/1.5 (-1)	2,197 (-14%)	5mo	$550,000	$250	45
5 Lewis Dr	0.63mi	5/3.0 (+1)	2,280 (-11%)	4mo	$725,000	$318	44
4 Adams Dr	0.62mi	5/2.0 (+1)	2,220 (-13%)	2mo	$750,000	$338	38
62 Walter Dr	0.73mi	4/3.5	2,214 (-14%)	4mo	$699,000	$316	38

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-99,427
• Equity at exit: $96,768

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-78,652
• Equity at exit: $56,114

Cash invested: $181,720 (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 10980

• Active inventory: 90
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$3,403
• Tax from tax record: −$979 /mo · $11,749/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $87

Break-even live

Break-even rent $5,890

Max offer price $649,000

Occupancy floor 94%

Sensitivity live

Price	-10% $454	-5% $271	+0% $87	+5% $-97	+10% $-280
Rent	-10% $-387	-5% $-150	+0% $87	+5% $324	+10% $561
Rate	-1.0pp $414	-0.5pp $252	base $87	+0.5pp $-81	+1.0pp $-252

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Wilderness Dr Stony Point, NY	4.0	2.5	3339	$6,000	$1.80	19d	1	1.00mi

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-03-28
   listed $649,000 Active

ⓘ 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: $11,749 · $979/mo
• Projected year-2 tax: $11,749 · $979/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $72,000
• − Mortgage interest: −$36,354
• − Property taxes: −$11,749
• − Insurance: −$3,245
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$18,880
• Taxable loss: −$9,748
• Est. tax savings @ 24.0%: +$2,340
• After-tax cash flow: $3,384/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 — Stony Point

• Score: 70/100
• State rank: #450
• US rank: #7882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Point, NY
• Population (ZIP): 13,793

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 22% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 8%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 1%

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: ▼ -459.52%
• Current HPI: 243.4467
• 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

• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-28 Listed $649,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $11,749 · -6.4% YoY. Source: county tax records.