30 S Cole Ave Unit 1J · Spring Valley, NY 10977

$250,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 6 Days on market

Built 1965 Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +6.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Cash flow +1.5/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 1,250-square-foot, 2-bedroom, 2-bath cooperative offering an updated interior and versatile layout. The oversized primary suite features a full ensuite bath, walk-in closet, and additional storage closet, while the second bedroom provides generous closet space. The updated kitchen is equipped with stainless steel appliances and is complemented by recessed lighting, abundant natural light, and functional living areas designed for everyday comfort. A bonus room offers flexible use as a home office, dining area, den, or additional living space. Step outside onto your private balcony, located on the front side of the building, and enjoy treetop views overlooking the sur

Key facts

• Versatile layout
• Walk-in closet
• Updated interior

Tags

• UPDATED INTERIOR
• VERSATILE LAYOUT
• OVERSIZED PRIMARY SUITE
• FULL ENSUITE BATH
• WALK-IN CLOSET
• ADDITIONAL STORAGE CLOSET

Property features AI

Finance

• HOA & community: Ramapo Towers owners corp; Monthly association fee; Community amenities include fitness center, gated access, playground, pool, basketball court, elevators, landscaping, park, parking, playground, pool, maintenance (grounds), snow removal, trash, live-in superintendent

Exterior

• Parking: Assigned off-street private parking in a lot; 1 parking space (parking fee applies)
• Security: Gated community; Key card entry
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas available; Sewer connected; Public trash collection
• Home design: Stock cooperative; Six-story building; Single-level unit; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Full fencing; Outdoor space; Bicycle room; In-ground outdoor pool (fenced); Pool/Spa

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bedrooms on one level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Steam heating; Wall/window air conditioning unit(s)
• Interior features: Galley kitchen with granite counters; Primary bathroom; Recessed lighting; Walk-in closet(s); Home office
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-974 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 1.6% vs local median 2.2% in Spring Valley — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Margetts Elementary School (math 22% / reading 32%, grade F, #1,786 of 2,108 statewide, top 86%, 609 students, 68% FRL); Chestnut Ridge Middle School (math 9% / reading 30%, grade F, #685 of 729 statewide, top 94%, 646 students, 83% FRL); Spring Valley High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 1,434 students, 82% FRL).
• Market conditions: 259 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• 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 $250,000

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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 1.62%
• Cash-on-cash: -16.70%
• DSCR: 0.26
• GRM: 7.1

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: -48.2%
• Equity multiple: -0.45×
• Total profit: $-101,541
• Equity at exit: $37,276

10-year hold

• IRR: -87.0%
• Equity multiple: -1.35×
• Total profit: $-164,228
• Equity at exit: $21,615

Cash invested: $70,000 (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 10977

• Active inventory: 259
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,925 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA est. from 1 same-building comp: −$1,557
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-974

Break-even live

Break-even rent $4,158

Max offer price $109,069

Occupancy floor —

Sensitivity live

Price	-10% $-801	-5% $-888	+0% $-974	+5% $-1,060	+10% $-1,147
Rent	-10% $-1,205	-5% $-1,089	+0% $-974	+5% $-858	+10% $-743
Rate	-1.0pp $-848	-0.5pp $-910	base $-974	+0.5pp $-1,039	+1.0pp $-1,105

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,650	$2.55	25d	1	0.48mi
1 Hadassah Ln Spring Valley, NY	3.0	1.5	1554	$3,500	$2.25	2d	1	0.49mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	44d	1	0.89mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	44d	1	1.40mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-18
   days on market $250,000 Active 6 DOM
2. 2026-06-17
   days on market $250,000 Active 5 DOM
3. 2026-06-16
   days on market $250,000 Active 4 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $250,000 Active 3 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $35,100
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − HOA: −$18,684
• − Depreciation: −$7,273
• Taxable loss: −$15,477
• Est. tax savings @ 24.0%: +$3,714
• After-tax cash flow: $-7,973/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 · 12 photos

Good 80/100 Cosmetic rehab

This 1,250-square-foot, 2-bedroom, 2-bath cooperative is in good condition with updated interiors and a solid structure. It's move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ 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: 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): 71,465

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 16% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 31% English-only · German/W. Germanic 32% Spanish 21% French/Haitian/Cajun 10%

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: ▼ -518.82%
• Current HPI: 378.2133
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-13 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-12 Coming Soon $250,000 OneKey® MLS as Distributed by MLS Grid