29 Thomsen Dr · Airmont, NY 10952

$999,000

3 bd · 2.5 ba · 1,902 sqft · SingleFamily public records · 13 Days on market

Built 1966 0.57 ac lot Est $959k · at est.

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Why this score? — see what drove the F 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 +5.6/15.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Airmont! This well-maintained home sits on a gorgeous flat 0.57-acre property. The main level features a spacious living room, large dining room with sliders to a porch, and a beautiful kitchen with stainless steel appliances. There are three generously sized bedrooms and two full bathrooms, including an updated bath with a large skylight. The lower level offers a huge family room, fourth bedroom, and an additional half bathroom, providing plenty of extra living space. Recent updates include an updated kitchen and bathrooms, custom California Closets built-in wall unit, new closet doors, and a two-tier deck. Major mechanical improvements include a 2-year-old furnace, 5-year-old central air

Key facts

• 2-year-old furnace
• Two-tier deck
• Updated bathrooms

Tags

• FLAT 0.57-ACRE PROPERTY
• UPDATED KITCHEN
• UPDATED BATHROOMS
• TWO-TIER DECK
• 2-YEAR-OLD FURNACE
• NEWER HOT WATER HEATER

Property features AI

Finance

• Other: Tax year and amounts withheld from output per instructions
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Garage; 2-car garage
• Security: No security features provided
• Utilities: Electric service: Orange & Rockland; Public sewer; Natural gas connected
• Home design: Single family residence; Living area measured by appraiser
• Construction: Frame construction (year built not provided)
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: 8 total rooms (bedroom count not explicitly provided)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Formal dining; Open floorplan; Primary bathroom; Pull-down attic stairs; No basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $999k.

Deal economics

• At list price, monthly cash flow is $-5k ($-58k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (66.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (70.8% below list).
• Recommended offer: $292k (70.8% below list) — sets the bar for 1% rule.
• Cap rate 0.5% vs local median 1.8% in Airmont — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#753 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing B+; 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: Cherry Lane Elementary School (math 57% / reading 52%, grade C, #908 of 2,108 statewide, top 46%, 256 students, 36% 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) — zoned schools average 35% FRL vs 18% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 154 active listings in the ZIP; 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 $7k of loan paydown is wiped out by about $30k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,867 (70.8% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.29% ✗
• Cap rate: 0.50%
• Cash-on-cash: -20.67%
• DSCR: 0.08
• GRM: 28.5

CMA / ARV

• ARV (on-the-fly): $958,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Thomsen Dr	0.08mi	4/1.5 (+1)	1,836 (-4%)	5mo	$770,000	$419	77
48 Laura Dr	0.12mi	4/1.5 (+1)	1,836 (-4%)	5mo	$975,000	$531	76
21 Besen Pkwy	0.36mi	4/2.0 (+1)	1,836 (-4%)	2mo	$925,000	$504	69
72 Laura Dr	0.24mi	4/1.5 (+1)	1,896 (-0%)	17mo	$954,000	$503	65
4 Laura Dr	0.39mi	4/2.5 (+1)	1,788 (-6%)	2mo	$999,000	$559	65
16 S Monsey Rd	0.58mi	3/2.5	2,011 (+6%)	0mo	$930,000	$462	63
62 Laura Dr	0.17mi	4/1.5 (+1)	2,132 (+12%)	8mo	$999,000	$469	56
7 Fawn Hill Dr	0.41mi	3/1.5	1,698 (-11%)	12mo	$960,000	$565	49
34 College Rd	0.75mi	4/2.0 (+1)	1,898 (-0%)	11mo	$1,130,000	$595	49
26 S Monsey Rd	0.68mi	4/2.5 (+1)	1,942 (+2%)	16mo	$850,000	$438	46
17 Johanna Ln	0.65mi	3/2.5	1,648 (-13%)	3mo	$1,450,000	$880	45
20 Twin Lakes Dr	0.74mi	4/2.5 (+1)	1,915 (+1%)	19mo	$903,000	$472	44

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: -59.6%
• Equity multiple: -0.68×
• Total profit: $-468,633
• Equity at exit: $148,954

10-year hold

• IRR: —
• Equity multiple: -1.87×
• Total profit: $-802,570
• Equity at exit: $86,375

Cash invested: $279,720 (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 10952

• Active inventory: 154
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $2,919 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$1,470 /mo · $17,637/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-4,819

Break-even live

Break-even rent $9,019

Max offer price $333,646

Occupancy floor —

Sensitivity live

Price	-10% $-4,254	-5% $-4,536	+0% $-4,819	+5% $-5,102	+10% $-5,385
Rent	-10% $-5,050	-5% $-4,934	+0% $-4,819	+5% $-4,704	+10% $-4,589
Rate	-1.0pp $-4,316	-0.5pp $-4,565	base $-4,819	+0.5pp $-5,078	+1.0pp $-5,341

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $999,000 Active 13 DOM
2. 2026-06-18
   days on market $999,000 Active 10 DOM
3. 2026-06-17
   days on market $999,000 Active 9 DOM
4. 2026-06-16
   days on market $999,000 Active 8 DOM
5. 2026-06-15
   days on market $999,000 Active 7 DOM
6. 2026-06-13
   days on market $999,000 Active 5 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $999,000 Active 1 DOM

ⓘ 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: $17,637 · $1,470/mo
• Projected year-2 tax: $17,637 · $1,470/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $35,024
• − Mortgage interest: −$55,960
• − Property taxes: −$17,637
• − Insurance: −$4,995
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$29,062
• Taxable loss: −$78,233
• Est. tax savings @ 24.0%: +$18,776
• After-tax cash flow: $-39,053/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 — Airmont

• Score: 64/100
• State rank: #753
• US rank: #14423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Airmont, 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

1 event — show timeline

• 2026-06-08 Listed $999,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $17,637 · +2.6% YoY. Source: county tax records.