4 Rose Garden Way #102 · Monsey, NY 10952

$949,000

4 bd · 2.5 ba · 2,440 sqft · Condo · 134 Days on market

Built 2012 Fair condition $389/sqft · 7% below area Est $1023k · 7% under $325/mo HOA · 3% of rent ↓ 3% since listing

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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 +26.8/30.0
• ARV discount +10.8/15.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! A RARE FIND LOCATED IN THE VERY HEART OF MONSEY. WALK TO SUPERMARKETS, DOZENS OF SHOPS, PUBLIC TRANSPORTATION, AND MORE. CLOSE TO MAJOR HIGHWAYS. THIS MINT CONDITION GARDEN CONDO FEATURES A GOURMET STYLE KITCHEN WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES, PLUMBING FOR HOLIDAY KITCHEN, 4/5 BEDROOM, 2.5 BOUTIQUE BATHROOMS. THIS WALK-IN GARDEN APARTMENT HAS AN ADDITIONAL FINISHED SUPER-SIZED BASEMENT AND LARGE DECK. IT IS ON A LEVEL LOT FOR YOUR COMFORT AND CONVENIENCE. READY FOR YOU TO MOVE RIGHT IN. CONDO SIZE, LOT SIZE, AND TAXES ARE APPROXIMATE. THE HOUSE IS CURRENTLY RENTED FOR $3800.

Key facts

• Walk to supermarkets
• Granite counters
• $325 HOA

Tags

• WALK TO SUPERMARKETS
• GOURMET STYLE KITCHEN
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• PLUMBING FOR HOLIDAY KITCHEN
• FINISHED SUPER-SIZED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $949k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $949k).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.7% in Monsey — 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 62/100 on livability (#862 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A-, crime B; Watch: employment D+, schools D, amenities D.
• 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.
• Market conditions: 153 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (median comp): $1,022,939
• List price: $949,000
• Delta: -7.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $11,986
• Equity at exit: $141,499

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $224,942
• Equity at exit: $82,052

Cash invested: $265,720 (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: 153
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$4,977
• Tax est. 1.5%: −$1,186 /mo · $14,235/yr
• Insurance: −$395
• HOA: −$325
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $2,597

Break-even live

Break-even rent $8,713

Max offer price $949,000

Occupancy floor 73%

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 E Stemmer Ln Suffern, NY	5.0	3.0	2432	$12,000	$4.93	1d	1	1.26mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $949,000 Active 134 DOM
2. 2026-06-17
   days on market $949,000 Active 133 DOM
3. 2026-06-16
   days on market $949,000 Active 132 DOM
4. 2026-06-15
   days on market $949,000 Active 131 DOM
5. 2026-06-13
   days on market $949,000 Active 129 DOM
6. 2026-06-13
   days on market $949,000 Active 128 DOM
7. 2026-06-09
   days on market $949,000 Active 125 DOM
8. 2026-06-08
   days on market $949,000 Active 124 DOM
9. 2026-06-07
   days on market $949,000 Active 123 DOM
10. 2026-06-04
    days on market $949,000 Active 120 DOM
11. 2026-06-03
    days on market $949,000 Active 119 DOM
12. 2026-06-02
    days on market $949,000 Active 118 DOM
13. 2026-06-01
    days on market $949,000 Active 117 DOM
14. 2026-05-31
    days on market $949,000 Active 116 DOM
15. 2026-04-13
    price $949,000 634-char remark

    Show marketing remark (634 chars)

    LOCATION, LOCATION, LOCATION! A RARE FIND LOCATED IN THE VERY HEART OF MONSEY. WALK TO SUPERMARKETS, DOZENS OF SHOPS, PUBLIC TRANSPORTATION, AND MORE. CLOSE TO MAJOR HIGHWAYS. THIS MINT CONDITION GARDEN CONDO FEATURES A GOURMET STYLE KITCHEN WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES, PLUMBING FOR HOLIDAY KITCHEN, 4/5 BEDROOM, 2.5 BOUTIQUE BATHROOMS. THIS WALK-IN GARDEN APARTMENT HAS AN ADDITIONAL FINISHED SUPER-SIZED BASEMENT AND LARGE DECK. IT IS ON A LEVEL LOT FOR YOUR COMFORT AND CONVENIENCE. READY FOR YOU TO MOVE RIGHT IN. CONDO SIZE, LOT SIZE, AND TAXES ARE APPROXIMATE. THE HOUSE IS CURRENTLY RENTED FOR $3800.

16. 2026-02-04
    listed $979,000 Active 634-char remark

    Show marketing remark (634 chars)

    LOCATION, LOCATION, LOCATION! A RARE FIND LOCATED IN THE VERY HEART OF MONSEY. WALK TO SUPERMARKETS, DOZENS OF SHOPS, PUBLIC TRANSPORTATION, AND MORE. CLOSE TO MAJOR HIGHWAYS. THIS MINT CONDITION GARDEN CONDO FEATURES A GOURMET STYLE KITCHEN WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES, PLUMBING FOR HOLIDAY KITCHEN, 4/5 BEDROOM, 2.5 BOUTIQUE BATHROOMS. THIS WALK-IN GARDEN APARTMENT HAS AN ADDITIONAL FINISHED SUPER-SIZED BASEMENT AND LARGE DECK. IT IS ON A LEVEL LOT FOR YOUR COMFORT AND CONVENIENCE. READY FOR YOU TO MOVE RIGHT IN. CONDO SIZE, LOT SIZE, AND TAXES ARE APPROXIMATE. THE HOUSE IS CURRENTLY RENTED FOR $3800.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% 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 4/10 Moderate 22% 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: $144,000
• − Mortgage interest: −$53,159
• − Property taxes: −$14,235
• − Insurance: −$4,745
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − HOA: −$3,900
• − Depreciation: −$27,607
• Taxable income: $17,314
• Est. tax owed @ 24.0%: −$4,155
• After-tax cash flow: $27,005/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This garden condo requires moderate repairs and maintenance to improve its condition and value. Paint and siding updates, along with landscaping, would significantly enhance its appeal.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Paint on interior walls — Slight fading

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace exterior siding — New siding improves curb appeal and durability
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Paint on interior walls · Slight fading	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace exterior siding — New siding improves curb appeal and durability ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Monsey

• Score: 62/100
• State rank: #862
• US rank: #16633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monsey, NY
• City population: 47,169
• 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

-3.1% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Listed $979,000 OneKey® MLS as Distributed by MLS Grid