4 Oxford Ct #8007 · Suffern, NY 10901

$145,000

1 bd · 1.0 ba · 860 sqft · Condo · 19 Days on market

Built 1968

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

YOUR HOME IS WAITING FOR YOU. .. BEAUTIFULLY RENOVATED & PAINTED. LOCATED ON THE 2ND FL & OVERLOOKING A PEACEFUL COURTYARD SETTING IN DESIRABLE BON AIRE. BRIGHT, SPACIOUS LAYOUT W/ HARDWOOD FLOORS, UPDATED KITCHEN & BATH W/ CERAMIC TILE & NEWER APPLIANCES. HUGE WALK-IN CLOSET BEING USED AS AN OFFICE. HOA FEE INCLUDES HEAT, HW, & TAXES. STORAGE, LAUNDRY AREA & ASSIGNED PARKING ARE RIGHT OUTSIDE THE DOOR. ENJOY SUMMERS AT THE POOL & EVENINGS ON YOUR PRIVATE TERRACE. ..

Key facts

• Private deck
• In-ground pool
• Community amenities

Tags

• PRIVATE DECK
• CUL-DE-SAC
• COMMUNITY AMENITIES
• BASKETBALL COURTS
• TENNIS COURTS
• IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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+; 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.
• Zoned schools: Montebello Road School (math 32% / reading 62%, grade D-, #1,195 of 2,108 statewide, top 60%, 337 students, 0% FRL); Suffern Middle School (math 30% / reading 56%, grade D-, #370 of 729 statewide, top 51%, 836 students, 38% FRL); Suffern Senior High School (math 96% / reading 95%, grade A+, #76 of 1,100 statewide, top 7%, 1,486 students, 31% FRL).
• Market conditions: 225 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Risks & watch-outs

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

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.01%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.17×
• Total profit: $47,674
• Equity at exit: $21,620

10-year hold

• IRR: 35.7%
• Equity multiple: 4.28×
• Total profit: $133,268
• Equity at exit: $12,537

Cash invested: $40,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,117

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,217	-5% $1,167	+0% $1,117	+5% $1,067	+10% $1,017
Rent	-10% $905	-5% $1,011	+0% $1,117	+5% $1,223	+10% $1,329
Rate	-1.0pp $1,190	-0.5pp $1,154	base $1,117	+0.5pp $1,079	+1.0pp $1,041

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	18d	1	0.14mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	44d	1	0.24mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	21d	1	1.31mi
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	7d	1	1.33mi
250-260 Franklin Tpke Mahwah, NJ	1.0	1.0	700	$2,250	$3.21	2d	1	1.33mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	25d	1	1.33mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	25d	1	1.33mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$2,400	$2.83	2d	4	1.33mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	25d	1	1.33mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	2d	1	1.34mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	18d	1	1.34mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	2d	1	1.37mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$2,763	$3.19	2d	3	1.40mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	2d	1	1.46mi

HOA detail condo

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

Listing history 10 events

1. 2026-04-10
   historical $1,995
2. 2026-04-09
   status Pending
3. 2026-03-21
   listed $145,000 Active
4. 2026-01-09
   price $1,995
5. 2025-11-01
   price $2,050
6. 2025-10-19
   listed $2,150
7. 2006-09-29
   soldstatus $152,000 512-char remark

   Show marketing remark (512 chars)

   YOUR HOME IS WAITING FOR YOU. .. BEAUTIFULLY RENOVATED & PAINTED. LOCATED ON THE 2ND FL & OVERLOOKING A PEACEFUL COURTYARD SETTING IN DESIRABLE BON AIRE. BRIGHT, SPACIOUS LAYOUT W/ HARDWOOD FLOORS, UPDATED KITCHEN & BATH W/ CERAMIC TILE & NEWER APPLIANCES. HUGE WALK-IN CLOSET BEING USED AS AN OFFICE. HOA FEE INCLUDES HEAT, HW, & TAXES. STORAGE, LAUNDRY AREA & ASSIGNED PARKING ARE RIGHT OUTSIDE THE DOOR. ENJOY SUMMERS AT THE POOL & EVENINGS ON YOUR PRIVATE TERRACE. ..

8. 2006-08-25
   historical 512-char remark

   Show marketing remark (512 chars)

   YOUR HOME IS WAITING FOR YOU. .. BEAUTIFULLY RENOVATED & PAINTED. LOCATED ON THE 2ND FL & OVERLOOKING A PEACEFUL COURTYARD SETTING IN DESIRABLE BON AIRE. BRIGHT, SPACIOUS LAYOUT W/ HARDWOOD FLOORS, UPDATED KITCHEN & BATH W/ CERAMIC TILE & NEWER APPLIANCES. HUGE WALK-IN CLOSET BEING USED AS AN OFFICE. HOA FEE INCLUDES HEAT, HW, & TAXES. STORAGE, LAUNDRY AREA & ASSIGNED PARKING ARE RIGHT OUTSIDE THE DOOR. ENJOY SUMMERS AT THE POOL & EVENINGS ON YOUR PRIVATE TERRACE. ..

9. 2006-08-25
   price $155,000 512-char remark

   Show marketing remark (512 chars)

   YOUR HOME IS WAITING FOR YOU. .. BEAUTIFULLY RENOVATED & PAINTED. LOCATED ON THE 2ND FL & OVERLOOKING A PEACEFUL COURTYARD SETTING IN DESIRABLE BON AIRE. BRIGHT, SPACIOUS LAYOUT W/ HARDWOOD FLOORS, UPDATED KITCHEN & BATH W/ CERAMIC TILE & NEWER APPLIANCES. HUGE WALK-IN CLOSET BEING USED AS AN OFFICE. HOA FEE INCLUDES HEAT, HW, & TAXES. STORAGE, LAUNDRY AREA & ASSIGNED PARKING ARE RIGHT OUTSIDE THE DOOR. ENJOY SUMMERS AT THE POOL & EVENINGS ON YOUR PRIVATE TERRACE. ..

10. 2006-08-13
    listed $152,000 512-char remark

    Show marketing remark (512 chars)

    YOUR HOME IS WAITING FOR YOU. .. BEAUTIFULLY RENOVATED & PAINTED. LOCATED ON THE 2ND FL & OVERLOOKING A PEACEFUL COURTYARD SETTING IN DESIRABLE BON AIRE. BRIGHT, SPACIOUS LAYOUT W/ HARDWOOD FLOORS, UPDATED KITCHEN & BATH W/ CERAMIC TILE & NEWER APPLIANCES. HUGE WALK-IN CLOSET BEING USED AS AN OFFICE. HOA FEE INCLUDES HEAT, HW, & TAXES. STORAGE, LAUNDRY AREA & ASSIGNED PARKING ARE RIGHT OUTSIDE THE DOOR. ENJOY SUMMERS AT THE POOL & EVENINGS ON YOUR PRIVATE TERRACE. ..

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $32,185
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$4,218
• Taxable income: $11,795
• Est. tax owed @ 24.0%: −$2,831
• After-tax cash flow: $10,571/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

-98.7% since first listed

10 events — show timeline

• 2026-04-10 Rental Removed $1,995 ONEKEY
• 2026-04-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-21 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $1,995 ONEKEY
• 2025-11-01 Price Changed $2,050 ONEKEY
• 2025-10-19 Listed for Rent $2,150 ONEKEY
• 2006-09-29 Sold (MLS) $152,000 HGMLS
• 2006-08-25 Price Changed $155,000 HGMLS
• 2006-08-25 Delisted — HGMLS
• 2006-08-13 Listed $152,000 HGMLS