90 Conklin Ave · Haverstraw, NY 10927

$459,000

3 bd · 2.0 ba · 1,400 sqft · MultiFamily public records · 127 Days on market

Built 1965 1,742 sqft lot $328/sqft · 52% below area

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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 +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

Key facts

• 1,742 sq ft lot
• Built 1965
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $459k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $459k).
• Recommended offer: $404k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.2% in Haverstraw — 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 57/100 on livability (#1,087 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, schools F, amenities F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.6%/yr); 50 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $6,633/mo this rent would consume 106% of the median local household income ($75k/yr) (locally 791% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 7.6% rent growth), your $129k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $41k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; list at $459k implies a 95% gain — meaningful room to come down on a strong offer.

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 $403,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. Crime grade is D 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?
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: 1.45% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $959,303
• List price: $459,000
• Delta: -52.15%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Westside Ave	0.38mi	4/2.0 (+1)	1,304 (-7%)	22mo	$530,000	$406	48

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.70×
• Total profit: $89,705
• Equity at exit: $68,438

10-year hold

• IRR: 28.1%
• Equity multiple: 4.06×
• Total profit: $393,817
• Equity at exit: $39,686

Cash invested: $128,520 (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 10927

• Home prices YoY: -23.6%
• Rents YoY: 7.6%
• Active inventory: 50
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $6,633 medium
• Mortgage (P&I): −$2,407
• Tax est. 1.5%: −$574 /mo · $6,885/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,393
• Net cashflow: $2,068

Break-even live

Break-even rent $4,015

Max offer price $459,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$6,632
Total (2 units)			$6,633

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Conger Ave Unit 2 Haverstraw, NY	2.0	1.0	900	$2,750	$3.06	43d	1	0.21mi
22 Westside Ave Haverstraw, NY	3.0	2.0	1260	$3,200	$2.54	43d	1	0.34mi
100 Westside Ave Unit 2 Haverstraw, NY	3.0	1.0	1492	$2,485	$1.67	1d	1	0.43mi
27-29-31 Lakeview Ct Unit 29 Haverstraw, NY	2.0	1.0	1200	$2,550	$2.12	10d	1	0.60mi
1100 Admirals Cove Blvd Haverstraw, NY	2.0	1.0–2.0	887	$6,095	$6.87	1d	36	0.65mi
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	11d	1	0.67mi
56 Coolidge St Unit 2 Haverstraw, NY	4.0	1.5	1400	$3,500	$2.50	4d	1	0.67mi
42 Peck St West Haverstraw, NY	2.0	2.0	1000	$2,950	$2.95	43d	1	0.67mi
2100 Round Pointe Dr Haverstraw, NY	1.0–2.0	1.5–2.0	1143	$4,295	$3.76	1d	7	0.75mi
4100 Southerly Pointe Dr Haverstraw, NY	2.0	1.0–2.5	1055	$4,450	$4.22	1d	7	0.81mi
156 Coolidge St Haverstraw, NY	3.0	1.5	1600	$3,200	$2.00	20d	1	0.81mi
58 Samsondale Ave Unit A West Haverstraw, NY	3.0	2.0	1512	$3,300	$2.18	19d	1	0.82mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	24d	1	1.06mi
1 Kensington Cir Haverstraw, NY	1.0–2.0	1.0	1017	$2,975	$2.92	1d	3	1.09mi
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	43d	1	1.17mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	16d	1	1.25mi
11 Brush Ct Garnerville, NY	2.0	1.0	1100	$2,500	$2.27	7d	1	1.37mi

Listing history 27 events

1. 2026-05-31
   days on market $459,000 Active 127 DOM
2. 2026-05-04
   status Active 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

3. 2026-05-02
   historical 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

4. 2026-04-24
   price $459,000 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

5. 2026-04-12
   status Active 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

6. 2026-03-09
   price $475,000 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

7. 2026-02-10
   price $499,000 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

8. 2026-01-16
   status Active 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

9. 2026-01-09
   listed $500,000 Active 528-char remark

   Show marketing remark (528 chars)

   Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

10. 2026-01-01
    historical $500,000 528-char remark

    Show marketing remark (528 chars)

    Welcome to this charming 2 family house in the heart of Haverstraw, N.Y. This property offers the perfect opportunity for both investors and homeowners alike. With the option to live in one unit and rent out the other, you can easily offset your mortgage or create a steady stream of rental income. Situated in a desirable neighborhood with easy access to local shops, restaurants, parks, and transportation options, this property truly has it all. More Images to follow. Don't miss out on this fantastic investment opportunity.

11. 2024-09-25
    price $535,000
12. 2024-09-06
    status Active
13. 2024-09-06
    price $550,000
14. 2024-03-26
    listed $450,000 Active
15. 2024-03-15
    historical
16. 2021-10-27
    soldstatus $235,000
17. 2021-10-26
    soldstatus $235,000 Closed
18. 2021-08-02
    status Pending
19. 2021-07-14
    historical
20. 2021-07-06
    listed $220,000 Active
21. 2005-12-16
    soldstatus $272,000
22. 1999-12-21
    soldstatus $108,000
23. 1999-12-16
    soldstatus $108,000
24. 1999-10-14
    price $112,000
25. 1999-10-14
    historical
26. 1999-05-13
    listed $108,000
27. 1986-12-08
    soldstatus $230,000

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,596
• − Mortgage interest: −$25,711
• − Property taxes: −$6,885
• − Insurance: −$2,295
• − Repairs & maintenance: −$6,368
• − Management: −$6,368
• − Depreciation: −$13,353
• Taxable income: $18,617
• Est. tax owed @ 24.0%: −$4,468
• After-tax cash flow: $20,348/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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Haverstraw

• Score: 57/100
• State rank: #1087
• US rank: #21649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haverstraw, NY
• County: Rockland County · 98,828 people
• City population: 12,325
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,325
• Household income: $75,167
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 791.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 24% White 18% Black 17% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 32%
• Common ancestry: Hispanic 5% Romanian 1% Scotch-Irish 1%
• Foreign-born: 43% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 53% French/Haitian/Cajun 6% Other Asian/Pacific 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: ▼ -73.63%
• Current HPI: 238.4313
• Rent YoY: ▲ 7.62%
• 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

+99.6% since first listed

26 events — show timeline

• 2026-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $459,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Coming Soon $500,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-25 Price Changed $535,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-06 Price Changed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-26 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-15 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-10-27 Sold (Public Records) $235,000 Public Records
• 2021-10-26 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2005-12-16 Sold (Public Records) $272,000 Public Records
• 1999-12-21 Sold (Public Records) $108,000 Public Records
• 1999-12-16 Sold (MLS) $108,000 HGMLS
• 1999-10-14 Delisted — HGMLS
• 1999-10-14 Price Changed $112,000 HGMLS
• 1999-05-13 Listed $108,000 HGMLS
• 1986-12-08 Sold (Public Records) $230,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $47,804 · +7.0% YoY. Source: county tax records.