168 Orange Ave · Suffern, NY 10901

$650,000

6 bd · 2.0 ba · 1,612 sqft · MultiFamily public records · 78 Days on market

Built 1857 10,454 sqft lot Est $1122k · 42% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +5.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 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

Welcome to an exceptional investment opportunity in the heart of the Village of Suffern. This Charming two-family residence sits proudly on a corner lot and offers both versatility and strong rental potential. The property features two apartments: a cozy one-bedroom unit and a larger two-bedroom unit, ideal for generating steady income or accommodating extended living arrangements. Outside, the home offers abundant parking, including a detached garage, and a welcoming porch entrance that adds to its curb appeal. Its prime location places you just moments from Suffern’s vibrant restaurants, shopping, parks, and community amenities. Commuters will appreciate the unbeatable access to major highways as well as nearby bus and train options, providing direct routes to New Jersey, Orange County, and New York City. Whether you’re an investor or an owner-occupant seeking supplemental income, this multi-family property delivers convenience, comfort, and long-term value.

Key facts

• Two-family residence
• Abundant parking
• Prime location

Tags

• CORNER LOT
• TWO-FAMILY RESIDENCE
• ABUNDANT PARKING
• WELCOMING PORCH ENTRANCE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative. Per door: $-85/mo.
• To cash-flow at today's rent, offer at most $620k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $582k (10.4% below list).
• Recommended offer: $582k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+, schools 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.
• Market conditions: 225 active listings in the ZIP; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $5,825/mo this rent would consume 65% of the median local household income ($108k/yr) (locally 828% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k 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 78 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $302k; list at $650k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1857 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $582,500 (10.4% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1857 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (median comp): $1,121,512
• List price: $650,000
• Delta: -42.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-115,914
• Equity at exit: $96,917

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-113,845
• Equity at exit: $56,200

Cash invested: $182,000 (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: 19.5×

Monthly cashflow live

• Estimated rent: $5,825 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$1,093 /mo · $13,110/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,223
• Net cashflow: $-170

Break-even live

Break-even rent $6,041

Max offer price $619,918

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,774
1× unit	2	1	$3,051
Total (2 units)			$5,825

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-07
   status Pending 986-char remark

   Show marketing remark (986 chars)

   Welcome to an exceptional investment opportunity in the heart of the Village of Suffern. This Charming two-family residence sits proudly on a corner lot and offers both versatility and strong rental potential. The property features two apartments: a cozy one-bedroom unit and a larger two-bedroom unit, ideal for generating steady income or accommodating extended living arrangements. Outside, the home offers abundant parking, including a detached garage, and a welcoming porch entrance that adds to its curb appeal. Its prime location places you just moments from Suffern’s vibrant restaurants, shopping, parks, and community amenities. Commuters will appreciate the unbeatable access to major highways as well as nearby bus and train options, providing direct routes to New Jersey, Orange County, and New York City. Whether you’re an investor or an owner-occupant seeking supplemental income, this multi-family property delivers convenience, comfort, and long-term value.

2. 2026-02-18
   listed $650,000 Active 986-char remark

   Show marketing remark (986 chars)

   Welcome to an exceptional investment opportunity in the heart of the Village of Suffern. This Charming two-family residence sits proudly on a corner lot and offers both versatility and strong rental potential. The property features two apartments: a cozy one-bedroom unit and a larger two-bedroom unit, ideal for generating steady income or accommodating extended living arrangements. Outside, the home offers abundant parking, including a detached garage, and a welcoming porch entrance that adds to its curb appeal. Its prime location places you just moments from Suffern’s vibrant restaurants, shopping, parks, and community amenities. Commuters will appreciate the unbeatable access to major highways as well as nearby bus and train options, providing direct routes to New Jersey, Orange County, and New York City. Whether you’re an investor or an owner-occupant seeking supplemental income, this multi-family property delivers convenience, comfort, and long-term value.

3. 2015-01-02
   price $302,500 1042-char remark

   Show marketing remark (1042 chars)

   Great Opportunity for an investor or the buyer who wants extra income while living in their own home! 2 family residence that's also zoned Professional Office & does not have to be owner occupied. This fantastic village home is fully rented! Separate entrance for each apartment. First floor apartment is sunny & bright w/ hardwood floors. This spacious 2 bedroom, 1 bath apartment features a living room & eat in kitchen. Second floor apartment has 1 bedroom, recently updated bath, freshly painted kitchen & nice size living room. Explore the possibilities of more living space in the walk up attic. Basement has hook up for washer & dryer. Expansive, flat property w/ 2 car detached garage & driveway accommodates parking for up to 6 cars. Fantastic location; within walking distance to train/bus, local transportation & all major highways. Close to shopping & restaurants, a stone’s throw to NJ! All located in the Award Winning Ramapo Central School district. So Many Possibilities!

4. 2015-01-02
   soldstatus $302,500 Sold 1042-char remark

   Show marketing remark (1042 chars)

   Great Opportunity for an investor or the buyer who wants extra income while living in their own home! 2 family residence that's also zoned Professional Office & does not have to be owner occupied. This fantastic village home is fully rented! Separate entrance for each apartment. First floor apartment is sunny & bright w/ hardwood floors. This spacious 2 bedroom, 1 bath apartment features a living room & eat in kitchen. Second floor apartment has 1 bedroom, recently updated bath, freshly painted kitchen & nice size living room. Explore the possibilities of more living space in the walk up attic. Basement has hook up for washer & dryer. Expansive, flat property w/ 2 car detached garage & driveway accommodates parking for up to 6 cars. Fantastic location; within walking distance to train/bus, local transportation & all major highways. Close to shopping & restaurants, a stone’s throw to NJ! All located in the Award Winning Ramapo Central School district. So Many Possibilities!

5. 2015-01-02
   soldstatus $302,500

   Show marketing remark (1042 chars)

   Great Opportunity for an investor or the buyer who wants extra income while living in their own home! 2 family residence that's also zoned Professional Office & does not have to be owner occupied. This fantastic village home is fully rented! Separate entrance for each apartment. First floor apartment is sunny & bright w/ hardwood floors. This spacious 2 bedroom, 1 bath apartment features a living room & eat in kitchen. Second floor apartment has 1 bedroom, recently updated bath, freshly painted kitchen & nice size living room. Explore the possibilities of more living space in the walk up attic. Basement has hook up for washer & dryer. Expansive, flat property w/ 2 car detached garage & driveway accommodates parking for up to 6 cars. Fantastic location; within walking distance to train/bus, local transportation & all major highways. Close to shopping & restaurants, a stone’s throw to NJ! All located in the Award Winning Ramapo Central School district. So Many Possibilities!

6. 2014-11-21
   historical Pending 1042-char remark

   Show marketing remark (1042 chars)

   Great Opportunity for an investor or the buyer who wants extra income while living in their own home! 2 family residence that's also zoned Professional Office & does not have to be owner occupied. This fantastic village home is fully rented! Separate entrance for each apartment. First floor apartment is sunny & bright w/ hardwood floors. This spacious 2 bedroom, 1 bath apartment features a living room & eat in kitchen. Second floor apartment has 1 bedroom, recently updated bath, freshly painted kitchen & nice size living room. Explore the possibilities of more living space in the walk up attic. Basement has hook up for washer & dryer. Expansive, flat property w/ 2 car detached garage & driveway accommodates parking for up to 6 cars. Fantastic location; within walking distance to train/bus, local transportation & all major highways. Close to shopping & restaurants, a stone’s throw to NJ! All located in the Award Winning Ramapo Central School district. So Many Possibilities!

7. 2014-11-19
   price $334,900 1042-char remark

   Show marketing remark (1042 chars)

   Great Opportunity for an investor or the buyer who wants extra income while living in their own home! 2 family residence that's also zoned Professional Office & does not have to be owner occupied. This fantastic village home is fully rented! Separate entrance for each apartment. First floor apartment is sunny & bright w/ hardwood floors. This spacious 2 bedroom, 1 bath apartment features a living room & eat in kitchen. Second floor apartment has 1 bedroom, recently updated bath, freshly painted kitchen & nice size living room. Explore the possibilities of more living space in the walk up attic. Basement has hook up for washer & dryer. Expansive, flat property w/ 2 car detached garage & driveway accommodates parking for up to 6 cars. Fantastic location; within walking distance to train/bus, local transportation & all major highways. Close to shopping & restaurants, a stone’s throw to NJ! All located in the Award Winning Ramapo Central School district. So Many Possibilities!

8. 2014-10-21
   listed $334,900 Active 1042-char remark

   Show marketing remark (1042 chars)

   Great Opportunity for an investor or the buyer who wants extra income while living in their own home! 2 family residence that's also zoned Professional Office & does not have to be owner occupied. This fantastic village home is fully rented! Separate entrance for each apartment. First floor apartment is sunny & bright w/ hardwood floors. This spacious 2 bedroom, 1 bath apartment features a living room & eat in kitchen. Second floor apartment has 1 bedroom, recently updated bath, freshly painted kitchen & nice size living room. Explore the possibilities of more living space in the walk up attic. Basement has hook up for washer & dryer. Expansive, flat property w/ 2 car detached garage & driveway accommodates parking for up to 6 cars. Fantastic location; within walking distance to train/bus, local transportation & all major highways. Close to shopping & restaurants, a stone’s throw to NJ! All located in the Award Winning Ramapo Central School district. So Many Possibilities!

9. 2014-10-20
   listed $334,900
10. 2014-05-28
    historical
11. 2014-04-21
    historical Expired
12. 2014-04-21
    price
13. 2014-04-05
    listed Active
14. 2013-08-28
    listed $299,900
15. 2013-06-27
    historical
16. 2013-06-27
    historical
17. 2012-09-27
    listed
18. 2012-09-27
    listed $309,900
19. 2012-04-11
    historical
20. 2011-04-05
    listed

ⓘ 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: $13,110 · $1,093/mo
• Projected year-2 tax: $13,110 · $1,093/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 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: $69,900
• − Mortgage interest: −$36,410
• − Property taxes: −$13,110
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,592
• − Management: −$5,592
• − Depreciation: −$18,909
• Taxable loss: −$12,964
• Est. tax savings @ 24.0%: +$3,111
• After-tax cash flow: $1,068/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
• City population: 1,170
• 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

+109.7% since first listed

20 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2015-01-02 Sold (MLS) $302,500 HGMLS
• 2015-01-02 Price Changed $302,500 HGMLS
• 2015-01-02 Sold (MLS) $302,500 OneKey® MLS as Distributed by MLS Grid
• 2014-11-21 Contingent — HGMLS
• 2014-11-19 Price Changed $334,900 HGMLS
• 2014-10-21 Listed $334,900 HGMLS
• 2014-10-20 Listed $334,900 OneKey® MLS as Distributed by MLS Grid
• 2014-05-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-04-21 Delisted — HGMLS
• 2014-04-21 Price Changed — HGMLS
• 2014-04-05 Listed — HGMLS
• 2013-08-28 Listed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2013-06-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-06-27 Delisted — HGMLS
• 2012-09-27 Listed $309,900 OneKey® MLS as Distributed by MLS Grid
• 2012-09-27 Listed — HGMLS
• 2012-04-11 Delisted — HGMLS
• 2011-04-05 Listed — HGMLS

Property tax history

+2.8%/yr

Latest (2025): $13,110 · +13.6% YoY. Source: county tax records.