25 Foxwood Rd · West Nyack, NY 10994

$815,000

4 bd · 3.0 ba · 2,865 sqft · SingleFamily public records · 28 Days on market

Built 1935 0.34 ac lot $284/sqft · 17% below area Est $986k · 17% 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).

• Cash flow +19.8/30.0
• ARV discount +15.0/15.0
• Schools +6.9/10.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

West Nyack, NY - Welcome to this pristine 4-bedroom, 3-full-bath home located in the highly sought-after Clarkstown School District. This beautifully maintained home features a formal living room with a wood burning fireplace and gleaming hardwood floors, a banquet-sized formal dining room with vaulted ceilings and sliding glass doors that open to a spacious deck - perfect for entertaining. The layout flows seamlessly into the eat-in kitchen, complete with stainless steel appliances, granite countertops, and a convenient peninsula ideal for casual dining and gatherings. A generously sized great room with a gas fireplace provides a warm and inviting focal point for everyday living. The prima

Key facts

• Sliding glass doors
• Spacious deck
• Vaulted ceilings

Tags

• WOOD BURNING FIREPLACE
• HARDWOOD FLOORS
• VAULTED CEILINGS
• SLIDING GLASS DOORS
• SPACIOUS DECK
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Driveway parking; 6 total parking spaces
• Utilities: Public sewer; Water connected; Electricity connected; Natural gas connected; Cable connected; Phone connected; Electric service by Orange & Rockland
• Home design: Single family residence; Two levels; Estimated condition
• Construction: Frame construction; Vinyl siding
• Exterior features: Fire pit; Back yard fencing

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Breakfast bar; Eat-in kitchen; Walk-through layout
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: First floor bedroom; First floor full bath; Breakfast bar; Eat-in kitchen; Formal dining room; Granite counters; High ceilings; Primary bathroom; Master suite on main level; Recessed lighting; Soaking tub; Tray ceiling(s); Walk-through kitchen; Washer/dryer hookup; Blinds; Deck; Patio
• Laundry & utility: Washer and dryer included; Laundry located in hall; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $815k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $815k).
• Recommended offer: $803k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#340 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Clarkstown Central School District (suburban): math 72% / reading 75% proficiency, ranked #66 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: West Nyack Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 314 students, 18% FRL); Felix Festa Achievement Middle School (math 57% / reading 77%, grade A-, #101 of 729 statewide, top 15%, 640 students, 19% FRL); Clarkstown South Senior High School (math 100% / reading 90%, grade A+, #93 of 1,100 statewide, top 10%, 1,345 students, 16% FRL).
• Market conditions: 46 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 $6k of loan paydown is wiped out by about $24k 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 28 days — a 2% lower offer ($803k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $225k; list at $815k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $802,775 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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. Schools are A-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?
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: 1.09% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (median comp): $986,135
• List price: $815,000
• Delta: -17.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Continental Dr	0.46mi	5/3.0 (+1)	2,660 (-7%)	9mo	$1,100,000	$414	54
8 Fairmont Ter	0.36mi	5/3.0 (+1)	3,236 (+13%)	8mo	$999,999	$309	50
20 Deer Meadow Dr	0.66mi	4/2.5	2,634 (-8%)	18mo	$780,000	$296	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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-70,019
• Equity at exit: $121,519

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $20,030
• Equity at exit: $70,466

Cash invested: $228,200 (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 10994

• Active inventory: 46
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $8,900 medium
• Mortgage (P&I): −$4,274
• Tax from tax record: −$1,450 /mo · $17,395/yr
• Insurance: −$340
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,869
• Net cashflow: $968

Break-even live

Break-even rent $7,675

Max offer price $815,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,429	-5% $1,199	+0% $968	+5% $737	+10% $507
Rent	-10% $265	-5% $616	+0% $968	+5% $1,319	+10% $1,671
Rate	-1.0pp $1,378	-0.5pp $1,175	base $968	+0.5pp $757	+1.0pp $542

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: $203,750
• Closing costs: $24,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Townline Rd West Nyack, NY	5.0	3.0	3716	$8,900	$2.40	8d	1	0.99mi

Listing history 8 events

1. 2026-06-04
   pricestatus $815,000 Pending 28 DOM
2. 2026-06-03
   days on market $749,000 Active 28 DOM
3. 2026-06-02
   days on market $749,000 Active 27 DOM
4. 2026-06-01
   days on market $749,000 Active 26 DOM
5. 2026-05-31
   days on market $749,000 Active 25 DOM
6. 2026-05-06
   listed $799,999 Active 1700-char remark
7. 2000-04-18
   soldstatus $225,000
8. 1996-06-21
   soldstatus $155,000

ⓘ 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: $17,395 · $1,450/mo
• Projected year-2 tax: $17,395 · $1,450/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,800
• − Mortgage interest: −$45,653
• − Property taxes: −$17,395
• − Insurance: −$4,075
• − Repairs & maintenance: −$8,544
• − Management: −$8,544
• − Depreciation: −$23,709
• Taxable loss: −$1,119
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $11,884/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: Clarkstown Central School District
• NCES district ID: 3620340
• Math proficiency: 72% ▼ -1.00%
• Reading proficiency: 75% ▲ 6.00%
• Median HH income: $115,765
• Composite: 68.55/100
• National rank: #342
• State rank: #66 of 590 in NY

Livability — West Nyack

• Score: 72/100
• State rank: #340
• US rank: #5764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Nyack, NY
• City population: 5,925
• Population (ZIP): 5,925

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Asian 11% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 6% Scotch-Irish 3% Iranian 3%
• Foreign-born: 22% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 7% Chinese 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: ▼ -402.04%
• Current HPI: 247.615
• 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

+425.8% since first listed

8 events — show timeline

• 2026-06-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $815,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2000-04-18 Sold (Public Records) $225,000 Public Records
• 1996-06-21 Sold (Public Records) $155,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $17,395 · +2.4% YoY. Source: county tax records.