252 N Main St Unit G12 · Spring Valley, NY 10977

$135,000

1 bd · 1.0 ba · 900 sqft · Condo · 39 Days on market

Built 1968 $150/sqft · 79% above area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

Key facts

• Parking
• Community pool
• Built 1968

Property features AI

Finance

• HOA & community: Association with monthly fee; Association fee includes common area maintenance, exterior maintenance, heat, snow removal, and trash

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Orange & Rockland electric service; Public sewer; Cable available; Electricity connected; Natural gas available
• Home design: Stock cooperative; Entry on level 2
• Construction: Brick construction
• Exterior features: Brick exterior; In-ground pool

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Pantry; Quartz/quartzite counters; Recessed lighting; Blinds; Porch; Updated/remodeled condition; Outdoor space; Pool/Spa; Walk-up building

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 $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.2% in Spring Valley — 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 67/100 on livability (#588 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety B+; Watch: employment D+, crime F, amenities F.
• East Ramapo Central School District (Spring Valley) (suburban): math 22% / reading 34% proficiency, ranked #576 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Margetts Elementary School (math 22% / reading 32%, grade F, #1,786 of 2,108 statewide, top 86%, 609 students, 68% FRL); Chestnut Ridge Middle School (math 9% / reading 30%, grade F, #685 of 729 statewide, top 94%, 646 students, 83% FRL); Spring Valley High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 1,434 students, 82% FRL).
• Market conditions: 261 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $41k; list at $135k implies a 226% gain — meaningful room to come down on a strong offer.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
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 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: 1.71% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $75,586
• List price: $135,000
• Delta: 78.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 1.93×
• Total profit: $35,127
• Equity at exit: $20,129

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $104,084
• 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 10977

• Active inventory: 261
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $894

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 56%

Sensitivity live

Price	-10% $988	-5% $941	+0% $894	+5% $848	+10% $801
Rent	-10% $712	-5% $803	+0% $894	+5% $986	+10% $1,077
Rate	-1.0pp $962	-0.5pp $929	base $894	+0.5pp $859	+1.0pp $824

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	44d	1	0.17mi
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	23d	1	0.21mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	44d	1	1.06mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	44d	2	1.27mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	0d	2	1.37mi
100 Avalon Gardens Dr Nanuet, NY	1.0–3.0	1.0–2.0	1154	$2,669	$2.31	0d	20	1.45mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	44d	1	1.45mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	44d	1	1.47mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	5d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $135,000 Active 39 DOM
2. 2026-06-18
   days on market $135,000 Active 36 DOM
3. 2026-06-17
   days on market $135,000 Active 35 DOM
4. 2026-06-16
   days on market $135,000 Active 34 DOM
5. 2026-06-15
   days on market $135,000 Active 33 DOM
6. 2026-06-13
   days on market $135,000 Active 31 DOM
7. 2026-06-13
   days on market $135,000 Active 30 DOM
8. 2026-06-09
   days on market $135,000 Active 27 DOM
9. 2026-06-08
   days on market $135,000 Active 26 DOM
10. 2026-06-07
    days on market $135,000 Active 25 DOM
11. 2026-06-04
    days on market $135,000 Active 22 DOM
12. 2026-06-03
    days on market $135,000 Active 21 DOM
13. 2026-06-02
    days on market $135,000 Active 20 DOM
14. 2026-06-01
    days on market $135,000 Active 19 DOM
15. 2026-05-31
    days on market $135,000 Active 18 DOM
16. 2026-05-14
    listed $135,000 Active 531-char remark
17. 2026-05-06
    historical $135,000 531-char remark
18. 2017-07-08
    soldstatus $41,350 Sold 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

19. 2017-04-08
    historical Pending 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

20. 2017-01-28
    price $42,000 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

21. 2016-10-29
    price $50,000 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

22. 2016-07-28
    status Active 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

23. 2016-07-27
    historical 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

24. 2016-07-27
    listed $55,000 Active 245-char remark

    Show marketing remark (245 chars)

    This completely renovated 1 Bedroom Co-Op features located on the 2nd floor, dining room, eat in kitchen, living room, full bathroom and lots of closets. Amenities include pool and play area. Close to transportation to NYC and surrounding areas.

25. 2011-08-29
    soldstatus $25,000

    Show marketing remark (244 chars)

    "Great Deal. Great Rates" Very good one bedroom coop in excellent location of complex with eat in kitchen, living /dining room area. Amenities include play area and pool. Close to transportation to all area including NYC and shopping.

26. 2011-01-20
    price $40,000

    Show marketing remark (244 chars)

    "Great Deal. Great Rates" Very good one bedroom coop in excellent location of complex with eat in kitchen, living /dining room area. Amenities include play area and pool. Close to transportation to all area including NYC and shopping.

27. 2011-01-20
    historical

    Show marketing remark (244 chars)

    "Great Deal. Great Rates" Very good one bedroom coop in excellent location of complex with eat in kitchen, living /dining room area. Amenities include play area and pool. Close to transportation to all area including NYC and shopping.

28. 2010-06-24
    listed $25,000

    Show marketing remark (244 chars)

    "Great Deal. Great Rates" Very good one bedroom coop in excellent location of complex with eat in kitchen, living /dining room area. Amenities include play area and pool. Close to transportation to all area including NYC and shopping.

ⓘ 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: $27,758
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$3,927
• Taxable income: $9,127
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $8,543/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: East Ramapo Central School District (Spring Valley)
• NCES district ID: 3627810
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $61,547
• Composite: 25.6/100
• National rank: #7418
• State rank: #576 of 590 in NY

Livability — Spring Valley

• Score: 67/100
• State rank: #588
• US rank: #10623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NY
• City population: 71,465
• Population (ZIP): 71,465

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 16% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 31% English-only · German/W. Germanic 32% Spanish 21% French/Haitian/Cajun 10%

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: ▼ -518.82%
• Current HPI: 378.2133
• 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

+440.0% since first listed

13 events — show timeline

• 2026-05-14 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $135,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-08 Sold (MLS) $41,350 OneKey® MLS as Distributed by MLS Grid
• 2017-04-08 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-01-28 Price Changed $42,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-29 Price Changed $50,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2016-07-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-07-27 Listed $55,000 OneKey® MLS as Distributed by MLS Grid
• 2011-08-29 Sold (MLS) $25,000 HGMLS
• 2011-01-20 Delisted — HGMLS
• 2011-01-20 Price Changed $40,000 HGMLS
• 2010-06-24 Listed $25,000 HGMLS