8 Secora Rd Unit J-4 · Spring Valley, NY 10952

$135,000

1 bd · 1.0 ba · 620 sqft · Condo · 219 Days on market

Built 1972 $218/sqft · at area comps Est $136k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +8.0/15.0
• 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

Walk right into this charming one bedroom one bath upgraded unit. Spacious Master bedroom. Low HOA fees include heat, water & real estate tax.

Key facts

• Built 1972
• Listed 218 days

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 $504 ($6k/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: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Market conditions: 153 active listings in the ZIP; 2 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.00%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $136,404
• List price: $135,000
• Delta: -1.03%
• 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: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,257
• Equity at exit: $20,129

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $50,383
• 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 10952

• Active inventory: 153
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $504

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 67%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	44d	2	0.31mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	1d	2	0.45mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $135,000 Active 219 DOM
2. 2026-06-17
   days on market $135,000 Active 218 DOM
3. 2026-06-16
   days on market $135,000 Active 217 DOM
4. 2026-06-15
   days on market $135,000 Active 216 DOM
5. 2026-06-13
   days on market $135,000 Active 214 DOM
6. 2026-06-13
   days on market $135,000 Active 213 DOM
7. 2026-06-09
   days on market $135,000 Active 210 DOM
8. 2026-06-08
   days on market $135,000 Active 209 DOM
9. 2026-06-07
   days on market $135,000 Active 208 DOM
10. 2026-06-04
    days on market $135,000 Active 205 DOM
11. 2026-06-03
    days on market $135,000 Active 204 DOM
12. 2026-06-02
    days on market $135,000 Active 203 DOM
13. 2026-06-01
    days on market $135,000 Active 202 DOM
14. 2026-05-31
    days on market $135,000 Active 201 DOM
15. 2026-04-15
    price $135,000 147-char remark

    Show marketing remark (147 chars)

    Walk right into this charming one bedroom one bath upgraded unit. Spacious Master bedroom. Low HOA fees include heat, water & real estate tax.

16. 2025-11-11
    listed $140,000 Active 147-char remark

    Show marketing remark (147 chars)

    Walk right into this charming one bedroom one bath upgraded unit. Spacious Master bedroom. Low HOA fees include heat, water & real estate tax.

17. 2006-09-04
    soldstatus $108,000 510-char remark

    Show marketing remark (510 chars)

    A VALLEY VIEW WONDER!!18K WORTH OF IMPROVEMENTS. NU KIT W/ CUST'M LT OAK CAB'NTS DBL FRIG W/ ICE & WATER, D/W, B/I MICRO, CER TILE. .STYLISH LIV RM W/ INTRICATE MOLDING & UNIQUE COVE LITING RECESS LITES, BUILT INS, SAT'LT & CBL, CHERRY PERGO FLRS, SLDRS TO PVT BBQ PATIO. DINING AREA W/ CUS'TM 1/2 WALL SOLID WOOD RAISED PANELS, CER TILE ENTRY, NU BTH W/ IMP'RT CER TILE, BED RM W/ LRG W/ I CLST ORGANIZER. 2 NU A/C UNITS. 1ST FL UNIT CLOSE TO POOL & PKG. NOTHING LIKE IT AT THIS PRICE!!

18. 2006-06-26
    historical 510-char remark

    Show marketing remark (510 chars)

    A VALLEY VIEW WONDER!!18K WORTH OF IMPROVEMENTS. NU KIT W/ CUST'M LT OAK CAB'NTS DBL FRIG W/ ICE & WATER, D/W, B/I MICRO, CER TILE. .STYLISH LIV RM W/ INTRICATE MOLDING & UNIQUE COVE LITING RECESS LITES, BUILT INS, SAT'LT & CBL, CHERRY PERGO FLRS, SLDRS TO PVT BBQ PATIO. DINING AREA W/ CUS'TM 1/2 WALL SOLID WOOD RAISED PANELS, CER TILE ENTRY, NU BTH W/ IMP'RT CER TILE, BED RM W/ LRG W/ I CLST ORGANIZER. 2 NU A/C UNITS. 1ST FL UNIT CLOSE TO POOL & PKG. NOTHING LIKE IT AT THIS PRICE!!

19. 2006-06-26
    price $113,500 510-char remark

    Show marketing remark (510 chars)

    A VALLEY VIEW WONDER!!18K WORTH OF IMPROVEMENTS. NU KIT W/ CUST'M LT OAK CAB'NTS DBL FRIG W/ ICE & WATER, D/W, B/I MICRO, CER TILE. .STYLISH LIV RM W/ INTRICATE MOLDING & UNIQUE COVE LITING RECESS LITES, BUILT INS, SAT'LT & CBL, CHERRY PERGO FLRS, SLDRS TO PVT BBQ PATIO. DINING AREA W/ CUS'TM 1/2 WALL SOLID WOOD RAISED PANELS, CER TILE ENTRY, NU BTH W/ IMP'RT CER TILE, BED RM W/ LRG W/ I CLST ORGANIZER. 2 NU A/C UNITS. 1ST FL UNIT CLOSE TO POOL & PKG. NOTHING LIKE IT AT THIS PRICE!!

20. 2006-03-27
    listed $108,000 510-char remark

    Show marketing remark (510 chars)

    A VALLEY VIEW WONDER!!18K WORTH OF IMPROVEMENTS. NU KIT W/ CUST'M LT OAK CAB'NTS DBL FRIG W/ ICE & WATER, D/W, B/I MICRO, CER TILE. .STYLISH LIV RM W/ INTRICATE MOLDING & UNIQUE COVE LITING RECESS LITES, BUILT INS, SAT'LT & CBL, CHERRY PERGO FLRS, SLDRS TO PVT BBQ PATIO. DINING AREA W/ CUS'TM 1/2 WALL SOLID WOOD RAISED PANELS, CER TILE ENTRY, NU BTH W/ IMP'RT CER TILE, BED RM W/ LRG W/ I CLST ORGANIZER. 2 NU A/C UNITS. 1ST FL UNIT CLOSE TO POOL & PKG. NOTHING LIKE IT AT THIS PRICE!!

21. 2003-10-17
    soldstatus $80,000
22. 2003-08-08
    price $81,900
23. 2003-08-08
    historical
24. 2003-07-01
    listed $80,000

ⓘ 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: $21,828
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$3,927
• Taxable income: $4,146
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $5,054/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): 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

+68.8% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-04 Sold (MLS) $108,000 HGMLS
• 2006-06-26 Price Changed $113,500 HGMLS
• 2006-06-26 Delisted — HGMLS
• 2006-03-27 Listed $108,000 HGMLS
• 2003-10-17 Sold (MLS) $80,000 HGMLS
• 2003-08-08 Delisted — HGMLS
• 2003-08-08 Price Changed $81,900 HGMLS
• 2003-07-01 Listed $80,000 HGMLS