46 Wayne Ave · Suffern, NY 10901

$850,000

5 bd · 3.0 ba · 2,043 sqft · MultiFamily public records · 106 Days on market

Built 1890 9,148 sqft lot Est $1106k · 23% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +5.1/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Whether you’re an investor seeking strong rental demand or an owner-occupant looking to offset expense, this triplex represent a compelling opportunity in one of Rockland County’s most sought after location. The home boasts plenty of off street parking, a valuable amenity in this highly desirable area. Perfectly situated just minutes from shops, dining and everyday convenience, this property also provides exceptional commuter access . It is close to the train station in Suffern, major highways, Orange County and New Jersey. *PARCEL DEAL - Must also buy lot and building at 42 & 44 Wayne.

Key facts

• Off street parking
• Commuter access
• 9,148 sq ft lot

Tags

• OFF STREET PARKING
• COMMUTER ACCESS
• CLOSE TO TRAIN STATION
• SOUGHT AFTER LOCATION

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $850k).
• Recommended offer: $774k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $11,626/mo this rent would consume 129% 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 $6k of loan paydown is wiped out by about $26k 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 $238k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($774k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $550k; list at $850k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $773,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1890 — 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 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $1,105,837
• List price: $850,000
• Delta: -23.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 E Maple Ave	0.37mi	6/2.0 (+1)	2,087 (+2%)	17mo	$705,000	$338	56
11 Prairie Ave	0.48mi	5/2.0	1,975 (-3%)	17mo	$699,000	$354	54
88 Washington Ave	0.47mi	6/4.0 (+1)	2,310 (+13%)	1mo	$850,000	$368	47
5 Brook St	0.55mi	4/3.5 (-1)	2,308 (+13%)	15mo	$662,500	$287	33

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $60,598
• Equity at exit: $126,738

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $308,984
• Equity at exit: $73,492

Cash invested: $238,000 (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: 18.3×

Monthly cashflow live

• Estimated rent: $11,626 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$1,264 /mo · $15,163/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,441
• Net cashflow: $3,109

Break-even live

Break-even rent $7,690

Max offer price $850,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$11,625
Total (3 units)			$11,626

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Millbury St Suffern, NY	6.0	2.5	2578	$6,500	$2.52	43d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $850,000 Active 106 DOM
2. 2026-06-17
   days on market $850,000 Active 105 DOM
3. 2026-06-16
   days on market $850,000 Active 104 DOM
4. 2026-06-15
   days on market $850,000 Active 103 DOM
5. 2026-06-13
   days on market $850,000 Active 101 DOM
6. 2026-06-09
   days on market $850,000 Active 97 DOM
7. 2026-06-08
   days on market $850,000 Active 96 DOM
8. 2026-06-07
   days on market $850,000 Active 95 DOM
9. 2026-06-04
   days on market $850,000 Active 92 DOM
10. 2026-06-03
    days on market $850,000 Active 91 DOM
11. 2026-06-02
    days on market $850,000 Active 90 DOM
12. 2026-06-01
    days on market $850,000 Active 89 DOM
13. 2026-05-31
    days on market $850,000 Active 88 DOM
14. 2026-03-04
    listed $850,000 Active 609-char remark

    Show marketing remark (609 chars)

    Whether you’re an investor seeking strong rental demand or an owner-occupant looking to offset expense, this triplex represent a compelling opportunity in one of Rockland County’s most sought after location. The home boasts plenty of off street parking, a valuable amenity in this highly desirable area. Perfectly situated just minutes from shops, dining and everyday convenience, this property also provides exceptional commuter access . It is close to the train station in Suffern, major highways, Orange County and New Jersey. *PARCEL DEAL - Must also buy lot and building at 42 & 44 Wayne.

15. 2012-10-04
    soldstatus $550,000

ⓘ 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: $15,163 · $1,264/mo
• Projected year-2 tax: $15,163 · $1,264/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $139,512
• − Mortgage interest: −$47,613
• − Property taxes: −$15,163
• − Insurance: −$4,250
• − Repairs & maintenance: −$11,161
• − Management: −$11,161
• − Depreciation: −$24,727
• Taxable income: $25,437
• Est. tax owed @ 24.0%: −$6,105
• After-tax cash flow: $31,207/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
• 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

+54.5% since first listed

2 events — show timeline

• 2026-03-04 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-04 Sold (Public Records) $550,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $15,163 · +23.5% YoY. Source: county tax records.