93 Main St · West Haverstraw, NY 10923

$599,000

3 bd · 2.0 ba · 1,622 sqft · MultiFamily public records · 113 Days on market

Built 1855 7,405 sqft lot Est $974k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime investment opportunity at 93 Main Street in Garnerville, New York. This fully renovated two-family property offers strong rental potential and modern finishes throughout. The first unit features a spacious layout with three bedrooms and two full bathrooms, ideal for tenants seeking comfortable, updated living space. The second-floor unit offers a well-appointed one-bedroom, one-bath configuration plus private deck.. Both units have been fully renovated within the past few years and are fully occupied. A private driveway provides ample off-street parking. A fenced-in yard enhances tenant appeal and usability. Situated in a convenient location close to shops, transportation, and local amenities, this property is a solid addition to any investment portfolio.

Key facts

• Fully renovated
• Private driveway
• Modern finishes

Tags

• FULLY RENOVATED
• STRONG RENTAL POTENTIAL
• MODERN FINISHES
• PRIVATE DRIVEWAY
• FENCED-IN YARD
• CONVENIENT LOCATION

🏷️ Possibly a rental listed for sale. The $599,000 price doesn't fit this home's estimated sale value (~$974,419) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×2bd/1.5ba + 1×1bd/1.5ba units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive. Per door: $78/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $544k (9.2% below list).
• Recommended offer: $544k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.9% in West Haverstraw — 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 65/100 on livability (#702 in NY) — a middle-class / working-renter tenant base. Strengths: housing A, health & safety A, employment A-; Watch: crime D+, schools F, amenities 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.
• Market conditions: 37 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $4k of loan paydown is wiped out by about $18k 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 113 days — a 9% lower offer ($545k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $238k; list at $599k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1855 — expect roof / HVAC / electrical / plumbing capex.
• 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 $543,700 (9.2% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1855 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $974,419
• List price: $599,000
• Delta: -38.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Bridge St	0.52mi	3/2.0	1,582 (-2%)	24mo	$460,000	$291	52

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-87,067
• Equity at exit: $89,313

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-62,716
• Equity at exit: $51,791

Cash invested: $167,720 (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 10923

• Home prices YoY: -30.6%
• Active inventory: 37
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $5,437 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $156

Break-even live

Break-even rent $5,240

Max offer price $599,000

Occupancy floor 92%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$2,817
1× unit	1	1.5	$2,620
Total (2 units)			$5,437

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Kensington Cir Haverstraw, NY	1.0–2.0	1.0	1017	$2,975	$2.92	1d	3	0.56mi
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	43d	1	0.63mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	17d	1	0.78mi
11 Brush Ct Garnerville, NY	2.0	1.0	1100	$2,500	$2.27	7d	1	0.79mi
156 Coolidge St Haverstraw, NY	3.0	1.5	1600	$3,200	$2.00	20d	1	0.86mi
56 Coolidge St Unit 2 Haverstraw, NY	4.0	1.5	1400	$3,500	$2.50	4d	1	0.97mi
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	11d	1	0.97mi
27-29-31 Lakeview Ct Unit 29 Haverstraw, NY	2.0	1.0	1200	$2,550	$2.12	10d	1	1.03mi
1 Crystal Hill Dr Pomona, NY	1.0–2.0	1.5–2.5	1474	$4,200	$2.85	1d	16	1.08mi
58 Samsondale Ave Unit A West Haverstraw, NY	3.0	2.0	1512	$3,300	$2.18	19d	1	1.12mi
100 Westside Ave Unit 2 Haverstraw, NY	3.0	1.0	1492	$2,485	$1.67	1d	1	1.19mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	24d	1	1.30mi
22 Westside Ave Haverstraw, NY	3.0	2.0	1260	$3,200	$2.54	43d	1	1.35mi

Listing history 36 events

1. 2026-06-18
   days on market $599,000 Active 113 DOM
2. 2026-06-17
   days on market $599,000 Active 112 DOM
3. 2026-06-16
   days on market $599,000 Active 111 DOM
4. 2026-06-15
   days on market $599,000 Active 110 DOM
5. 2026-06-13
   days on market $599,000 Active 108 DOM
6. 2026-06-10
   days on market $599,000 Active 104 DOM
7. 2026-06-08
   days on market $599,000 Active 103 DOM
8. 2026-06-07
   days on market $599,000 Active 102 DOM
9. 2026-06-04
   days on market $599,000 Active 99 DOM
10. 2026-06-03
    days on market $599,000 Active 98 DOM
11. 2026-06-02
    days on market $599,000 Active 97 DOM
12. 2026-06-01
    days on market $599,000 Active 96 DOM
13. 2026-05-31
    days on market $599,000 Active 95 DOM
14. 2026-04-21
    price $599,000 771-char remark

    Show marketing remark (771 chars)

    Prime investment opportunity at 93 Main Street in Garnerville, New York. This fully renovated two-family property offers strong rental potential and modern finishes throughout. The first unit features a spacious layout with three bedrooms and two full bathrooms, ideal for tenants seeking comfortable, updated living space. The second-floor unit offers a well-appointed one-bedroom, one-bath configuration plus private deck.. Both units have been fully renovated within the past few years and are fully occupied. A private driveway provides ample off-street parking. A fenced-in yard enhances tenant appeal and usability. Situated in a convenient location close to shops, transportation, and local amenities, this property is a solid addition to any investment portfolio.

15. 2026-02-25
    listed $629,000 Active 771-char remark

    Show marketing remark (771 chars)

    Prime investment opportunity at 93 Main Street in Garnerville, New York. This fully renovated two-family property offers strong rental potential and modern finishes throughout. The first unit features a spacious layout with three bedrooms and two full bathrooms, ideal for tenants seeking comfortable, updated living space. The second-floor unit offers a well-appointed one-bedroom, one-bath configuration plus private deck.. Both units have been fully renovated within the past few years and are fully occupied. A private driveway provides ample off-street parking. A fenced-in yard enhances tenant appeal and usability. Situated in a convenient location close to shops, transportation, and local amenities, this property is a solid addition to any investment portfolio.

16. 2025-04-23
    listed $629,000 Active
17. 2017-07-25
    soldstatus $237,500
18. 2017-06-23
    soldstatus $237,000 Sold
19. 2017-03-17
    historical Pending
20. 2016-10-11
    price $249,000
21. 2016-10-05
    listed $289,000 Active
22. 2014-02-06
    historical
23. 2014-02-06
    historical
24. 2013-08-07
    listed $329,000
25. 2013-08-07
    listed
26. 2011-12-25
    historical
27. 2011-07-25
    listed
28. 2007-07-16
    soldstatus $310,000
29. 2007-04-10
    price $344,000
30. 2007-04-10
    historical
31. 2007-02-02
    listed $310,000
32. 2003-09-08
    soldstatus $306,850
33. 2003-08-22
    soldstatus $292,000
34. 2003-06-25
    historical
35. 2003-06-25
    price $319,900
36. 2003-03-29
    listed $292,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,244
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,220
• − Management: −$5,220
• − Depreciation: −$17,425
• Taxable loss: −$8,154
• Est. tax savings @ 24.0%: +$1,957
• After-tax cash flow: $3,825/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 — West Haverstraw

• Score: 65/100
• State rank: #702
• US rank: #13232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Haverstraw, NY
• City population: 13,418
• Population (ZIP): 9,188

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: Hispanic / Latino 56% White 27% Two or more races 19% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Dominican 19%
• Common ancestry: Romanian 2% Hispanic 2% Scotch-Irish 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 40% Tagalog/Filipino 3% 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: ▼ -126.27%
• Current HPI: 285.9496
• 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

+105.1% since first listed

23 events — show timeline

• 2026-04-21 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-25 Listed $629,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Listed $629,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-25 Sold (Public Records) $237,500 Public Records
• 2017-06-23 Sold (MLS) $237,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-17 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-10-11 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-05 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2014-02-06 Delisted — HGMLS
• 2014-02-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-07 Listed — HGMLS
• 2013-08-07 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2011-12-25 Delisted — HGMLS
• 2011-07-25 Listed — HGMLS
• 2007-07-16 Sold (MLS) $310,000 HGMLS
• 2007-04-10 Delisted — HGMLS
• 2007-04-10 Price Changed $344,000 HGMLS
• 2007-02-02 Listed $310,000 HGMLS
• 2003-09-08 Sold (Public Records) $306,850 Public Records
• 2003-08-22 Sold (MLS) $292,000 HGMLS
• 2003-06-25 Price Changed $319,900 HGMLS
• 2003-06-25 Delisted — HGMLS
• 2003-03-29 Listed $292,000 HGMLS

Property tax history

+7.1%/yr

Latest (2025): $31,047 · +44.0% YoY. Source: county tax records.