5 Oakdale Mnr Unit B18 · Suffern, NY 10901

$105,000

1 bd · 1.0 ba · 725 sqft · Condo · 121 Days on market

Built 1958 Fair condition $1276/mo HOA ↓ 16% 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 +18.6/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +5.9/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a fantastic opportunity to own a spacious one-bedroom unit in a lovely, secure co-op building located at 5 Oakdale Manor in Suffern, NY. The building features an elevator, assigned parking, and laundry facilities on the first floor. The unit boasts a large living room with ample space for a dining area and a terrace that offers private views. The main bedroom includes a closet, ceiling fan, and a wall-mounted AC unit. The eat-in kitchen is equipped with a refrigerator, oven stove, and dishwasher (As-is). The bathroom is a good size and includes ceramic tile. Conveniently, the location is close to the hospital, railroad services for commuters, as well as shops, restaurants, NYC trains, and major highways.

Key facts

• Laundry facilities
• Elevator
• Large living room

Tags

• ELEVATOR
• ASSIGNED PARKING
• LAUNDRY FACILITIES
• LARGE LIVING ROOM
• PRIVATE VIEWS
• EAT-IN KITCHEN

🏢 Co-op / cooperative unit. The $105,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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+, 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $726 of loan paydown is wiped out by about $3k 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 121 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: HOA is 48% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.54% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 3.3

CMA / ARV

• ARV (median comp): $123,995
• List price: $105,000
• Delta: -15.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,663
• Equity at exit: $15,656

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,339
• Equity at exit: $9,078

Cash invested: $29,400 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,663 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$1,276
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $102

Break-even live

Break-even rent $2,534

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	7d	1	0.38mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$2,400	$2.83	1d	4	0.39mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	24d	1	0.39mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$2,763	$3.19	1d	3	0.49mi

HOA detail condo

• Monthly dues: $1,276 · $15,312/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $105,000 Active 121 DOM
2. 2026-06-17
   days on market $105,000 Active 120 DOM
3. 2026-06-16
   days on market $105,000 Active 119 DOM
4. 2026-06-15
   days on market $105,000 Active 118 DOM
5. 2026-06-13
   days on market $105,000 Active 116 DOM
6. 2026-06-09
   days on market $105,000 Active 112 DOM
7. 2026-06-08
   days on market $105,000 Active 111 DOM
8. 2026-06-07
   days on market $105,000 Active 110 DOM
9. 2026-06-04
   days on market $105,000 Active 107 DOM
10. 2026-06-03
    days on market $105,000 Active 106 DOM
11. 2026-06-02
    days on market $105,000 Active 105 DOM
12. 2026-06-01
    days on market $105,000 Active 104 DOM
13. 2026-05-31
    days on market $105,000 Active 103 DOM
14. 2026-03-27
    price $105,000 722-char remark

    Show marketing remark (722 chars)

    This is a fantastic opportunity to own a spacious one-bedroom unit in a lovely, secure co-op building located at 5 Oakdale Manor in Suffern, NY. The building features an elevator, assigned parking, and laundry facilities on the first floor. The unit boasts a large living room with ample space for a dining area and a terrace that offers private views. The main bedroom includes a closet, ceiling fan, and a wall-mounted AC unit. The eat-in kitchen is equipped with a refrigerator, oven stove, and dishwasher (As-is). The bathroom is a good size and includes ceramic tile. Conveniently, the location is close to the hospital, railroad services for commuters, as well as shops, restaurants, NYC trains, and major highways.

15. 2026-02-17
    listed $110,000 Active 722-char remark

    Show marketing remark (722 chars)

    This is a fantastic opportunity to own a spacious one-bedroom unit in a lovely, secure co-op building located at 5 Oakdale Manor in Suffern, NY. The building features an elevator, assigned parking, and laundry facilities on the first floor. The unit boasts a large living room with ample space for a dining area and a terrace that offers private views. The main bedroom includes a closet, ceiling fan, and a wall-mounted AC unit. The eat-in kitchen is equipped with a refrigerator, oven stove, and dishwasher (As-is). The bathroom is a good size and includes ceramic tile. Conveniently, the location is close to the hospital, railroad services for commuters, as well as shops, restaurants, NYC trains, and major highways.

16. 2026-02-17
    historical

    Show marketing remark (722 chars)

    This is a fantastic opportunity to own a spacious one-bedroom unit in a lovely, secure co-op building located at 5 Oakdale Manor in Suffern, NY. The building features an elevator, assigned parking, and laundry facilities on the first floor. The unit boasts a large living room with ample space for a dining area and a terrace that offers private views. The main bedroom includes a closet, ceiling fan, and a wall-mounted AC unit. The eat-in kitchen is equipped with a refrigerator, oven stove, and dishwasher (As-is). The bathroom is a good size and includes ceramic tile. Conveniently, the location is close to the hospital, railroad services for commuters, as well as shops, restaurants, NYC trains, and major highways.

17. 2025-12-16
    price $115,000
18. 2025-12-01
    price $120,000
19. 2025-08-14
    listed $125,000 Active

ⓘ 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 4/10 Moderate
• 🌡 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: $31,961
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − HOA: −$15,312
• − Depreciation: −$3,055
• Taxable income: $499
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,110/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some repairs and maintenance needed, including roof repair, exterior wall repair, and landscaping. These repairs will improve the overall condition and increase its resale and rental value.

Repairs flagged

• Major roof — The independent satellite image shows signs of wear and tear on the roof, indicating a major repair is needed.
• Moderate exterior walls — The exterior walls show signs of aging and minor wear, indicating a moderate repair is needed.
• Major landscaping — The landscaping appears to be in poor condition, indicating a major repair is needed to improve curb appeal.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the overall condition of the property and increase its resale and rental value.
• Both repair exterior walls — Repairing the exterior walls will improve the overall condition of the property and increase its resale and rental value.
• Both landscaping — Landscaping will improve the curb appeal and increase the property's resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows signs of wear and tear on the roof, indicating a major repair is needed.	Major	$15,000–50,000
exterior walls · The exterior walls show signs of aging and minor wear, indicating a moderate repair is needed.	Moderate	$3,000–15,000
landscaping · The landscaping appears to be in poor condition, indicating a major repair is needed to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both repair roof — Repairing the roof will improve the overall condition of the property and increase its resale and rental value. ↑
• Both repair exterior walls — Repairing the exterior walls will improve the overall condition of the property and increase its resale and rental value. ↑
• Both landscaping — Landscaping will improve the curb appeal and increase the property's resale and rental value. ↑

ⓘ 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: 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

-16.0% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $105,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Listed $125,000 OneKey® MLS as Distributed by MLS Grid