39 Lindbergh Ln · New City, NY 10956

$699,000

4 bd · 4.0 ba · 1,926 sqft · SingleFamily public records · 51 Days on market

Built 1925 10,454 sqft lot $363/sqft · 17% below area Est $837k · 17% 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 +14.9/15.0
• Cash flow +8.0/30.0
• Schools +6.9/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 39 Lindbergh Lane, New City — where comfort, efficiency, and thoughtful design come together. Rebuilt in 2010, this 4-bedroom, 3.5-bath Colonial offers the feel of newer construction in a quiet, well-established neighborhood. Zero Step entry. From the moment you come in, you’ll appreciate the layout that just makes sense. The main level features a first-floor bedroom with a full bathroom — ideal for extended family, guests, or even a private home office setup. The living spaces are open and inviting, making it easy to entertain or simply enjoy everyday living. Upstairs, you’ll find generously sized bedrooms, including a primary suite with its own full bath

Key facts

• Quiet street
• Close to restaurants
• Finished basement

Tags

• FIRST FLOOR BEDROOM
• FINISHED BASEMENT
• FULLY OWNED SOLAR PANEL SYSTEM
• QUIET STREET
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Parking: Carport (1 space); Attached garage (1 space)
• Utilities: Electricity connected (Orange & Rockland); Natural gas connected; Public sewer; Water connected
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Cooktop (gas); Gas oven; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating (natural gas); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Pull-down attic stairs; Basement access via Bilco doors; Total of 10 rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-725 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $571k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $569k (18.5% below list).
• Recommended offer: $569k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.8% in New City — 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 80/100 on livability (#111 in NY, #1,835 nationally) — a professional / high-income tenant draw. Strengths: commute 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: Link Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 370 students, 17% 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: 185 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $21k 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 51 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y ago; this cycle's ask has dropped $80k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $699k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $569,451 (18.5% 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 51 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.81% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $837,471
• List price: $699,000
• Delta: -16.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Park Ter	0.23mi	4/2.5	2,002 (+4%)	4mo	$600,000	$300	73
63 Lindbergh Ln	0.11mi	3/3.0 (-1)	1,780 (-8%)	6mo	$707,000	$397	68
122 Birch Ln	0.21mi	4/2.5	2,067 (+7%)	5mo	$865,000	$418	68
46 Red Hill Rd	0.17mi	4/2.0	1,770 (-8%)	5mo	$717,500	$405	66
5 Parker Ave	0.45mi	3/3.0 (-1)	1,793 (-7%)	4mo	$780,000	$435	55
49 E Hall Ave	0.44mi	4/2.0	1,725 (-10%)	0mo	$740,000	$429	54
45 Capral Ln	0.60mi	4/2.5	2,098 (+9%)	2mo	$850,000	$405	50
5 Bellows Ln	0.47mi	4/2.5	1,720 (-11%)	7mo	$684,000	$398	49
5 Raven Ter	0.75mi	3/2.0 (-1)	1,883 (-2%)	2mo	$700,000	$372	47
69 Carolina Dr	0.69mi	4/2.0	1,788 (-7%)	5mo	$729,250	$408	44
2 Milich Ln	0.63mi	3/2.0 (-1)	1,752 (-9%)	2mo	$700,000	$400	40
101 New Valley Rd	0.60mi	3/1.5 (-1)	1,774 (-8%)	5mo	$600,000	$338	40

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-159,144
• Equity at exit: $104,223

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-196,744
• Equity at exit: $60,437

Cash invested: $195,720 (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 10956

• Active inventory: 185
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $5,695 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$1,267 /mo · $15,207/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,196
• Net cashflow: $-725

Break-even live

Break-even rent $6,613

Max offer price $570,847

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-528	+0% $-725	+5% $-923	+10% $-1,121
Rent	-10% $-1,175	-5% $-950	+0% $-725	+5% $-501	+10% $-276
Rate	-1.0pp $-373	-0.5pp $-548	base $-725	+0.5pp $-907	+1.0pp $-1,091

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Schriever Ln New City, NY	4.0	2.5	2296	$6,000	$2.61	4d	1	0.37mi
16 Elmwood Dr New City, NY	3.0	2.0	1250	$4,925	$3.94	0d	1	1.22mi
5 Dorchester Ave New City, NY	4.0	3.0	2390	$5,200	$2.18	15d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $699,000 Active 51 DOM
2. 2026-06-18
   days on market $699,000 Active 48 DOM
3. 2026-06-17
   days on market $699,000 Active 47 DOM
4. 2026-06-16
   days on market $699,000 Active 46 DOM
5. 2026-06-15
   days on market $699,000 Active 45 DOM
6. 2026-06-13
   days on market $699,000 Active 43 DOM
7. 2026-06-09
   days on market $699,000 Active 39 DOM
8. 2026-06-08
   days on market $699,000 Active 38 DOM
9. 2026-06-07
   days on market $699,000 Active 37 DOM
10. 2026-06-04
    days on market $699,000 Active 34 DOM
11. 2026-06-03
    days on market $699,000 Active 33 DOM
12. 2026-06-02
    days on market $699,000 Active 32 DOM
13. 2026-06-01
    days on market $699,000 Active 31 DOM
14. 2026-05-31
    days on market $699,000 Active 30 DOM
15. 2026-05-11
    price $759,000 1575-char remark
16. 2026-05-01
    listed $779,000 Active 1575-char remark
17. 1998-01-15
    soldstatus $175,000
18. 1997-12-31
    soldstatus $175,000
19. 1997-12-31
    price $179,900
20. 1997-10-28
    listed $175,000

ⓘ 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: $15,207 · $1,267/mo
• Projected year-2 tax: $15,207 · $1,267/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $68,334
• − Mortgage interest: −$39,155
• − Property taxes: −$15,207
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,467
• − Management: −$5,467
• − Depreciation: −$20,335
• Taxable loss: −$20,790
• Est. tax savings @ 24.0%: +$4,990
• After-tax cash flow: $-3,716/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 — New City

• Score: 80/100
• State rank: #111
• US rank: #1835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New City, NY
• City population: 31,420
• Population (ZIP): 31,420

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 19% Asian 13% Two or more races 10% Black 6%
• Hispanic origin (detail): Puerto Rican 7% Dominican 5%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 68% English-only · Spanish 13% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -530.90%
• Current HPI: 261.6277
• 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

+299.4% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $759,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $779,000 OneKey® MLS as Distributed by MLS Grid
• 1998-01-15 Sold (Public Records) $175,000 Public Records
• 1997-12-31 Price Changed $179,900 HGMLS
• 1997-12-31 Sold (MLS) $175,000 HGMLS
• 1997-10-28 Listed $175,000 HGMLS

Property tax history

+3.2%/yr

Latest (2025): $15,207 · +2.3% YoY. Source: county tax records.