121 Broadway · Haverstraw, NY 10927

$449,000

4 bd · 1.5 ba · 1,980 sqft · SingleFamily public records · 13 Days on market

Built 1895 3,049 sqft lot $227/sqft · 13% below area Est $518k · 13% 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 +13.5/15.0
• Cash flow +9.9/30.0
• Rent growth +4.4/5.0
• Schools +4.1/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING VALUE!!!! LOW LOW TAXES.... EXCELLENT value, boasting 4 bedrooms, one bedroom on main level, easy access. Main level consists of spacious eat in kitchen with ample cabinetry and breakfast bar open to formal dining room. Light filled formal dining room open to living room EXCELLENT FOR ENTERTAINING.... bring on the holidays! Second floor boasts 3 bedrooms filled with natural light. Basement is partially finished and can be an AWESOME man cave/family room etc... ENDLESS POSSIBILITIES AWAIT FOR YOU HERE!!! All of this PLUS close to transportation, shopping, school ... a MUST SEE :)

Key facts

• Flexible layout
• Natural light
• Outdoor living

Tags

• FLEXIBLE LAYOUT
• OUTDOOR LIVING
• NATURAL LIGHT
• MULTI-GENERATIONAL LIVING
• WORK-FROM-HOME SETUPS

Property features AI

Exterior

• Parking: On-street parking; No carport
• Utilities: Electricity connected (Orange & Rockland); Public sewer
• Home design: Single-family residence
• Construction: Frame construction; Vinyl siding
• Exterior features: Back yard; Fenced yard; Near schools; Near shops; Patio

Interior

• Kitchen: No appliances listed
• Bedrooms: First-floor bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Eat-in kitchen; Patio
• Laundry & utility: Basement partially finished (access via Bilco door); Scuttle attic access

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (20.4% below list).
• Recommended offer: $357k (20.4% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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.
• Zoned schools: West Haverstraw Elementary School (math 22% / reading 37%, grade F, #1,729 of 2,108 statewide, top 84%, 742 students, 22% FRL); Haverstraw Elementary School (math 13% / reading 35%, grade F, #640 of 729 statewide, top 88%, 569 students, 9% FRL); North Rockland High School (math 86% / reading 67%, grade A-, #612 of 1,100 statewide, top 56%, 2,687 students, 0% FRL) — zoned schools average 10% FRL vs 40% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.6%/yr); 50 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $3,573/mo this rent would consume 57% 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 $13k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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.
• Current owner paid $250k; list at $449k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,280 (20.4% 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. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $517,901
• List price: $449,000
• Delta: -13.30%
• 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
9 W Lincoln St	0.26mi	3/2.0 (-1)	2,020 (+2%)	6mo	$449,000	$222	73
27 Warren Ave	0.15mi	3/2.5 (-1)	1,746 (-12%)	2mo	$545,000	$312	63
7 Conger Ave	0.49mi	5/2.0 (+1)	2,088 (+6%)	1mo	$455,000	$218	60
3 Park Ave	0.53mi	4/2.5	2,048 (+3%)	12mo	$540,000	$264	55
61 Picariello Dr	0.46mi	4/2.5	1,804 (-9%)	8mo	$610,000	$338	53
68 Hillside Ave	0.67mi	4/2.0	1,863 (-6%)	6mo	$555,000	$298	52
67 Picariello Dr	0.42mi	4/2.5	1,804 (-9%)	13mo	$639,000	$354	51
46 Picariello Dr	0.54mi	4/2.5	1,804 (-9%)	10mo	$599,000	$332	48
40 Hillside Ave	0.57mi	4/2.5	2,096 (+6%)	17mo	$605,000	$289	46
8 Hillside Ave	0.49mi	3/1.5 (-1)	1,800 (-9%)	14mo	$540,000	$300	45
72 Hillside Ave	0.67mi	5/2.0 (+1)	1,863 (-6%)	14mo	$560,000	$301	40
21 Santiago Ave	0.62mi	3/3.5 (-1)	1,872 (-6%)	14mo	$605,000	$323	38

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: -15.7%
• Equity multiple: 0.42×
• Total profit: $-73,183
• Equity at exit: $66,947

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-8,028
• Equity at exit: $38,821

Cash invested: $125,720 (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 10927

• Home prices YoY: -23.6%
• Rents YoY: 7.6%
• Active inventory: 50
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,573 high
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $-280

Break-even live

Break-even rent $3,928

Max offer price $408,422

Occupancy floor —

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Westside Ave Haverstraw, NY	3.0	2.0	1260	$3,200	$2.54	44d	1	0.27mi
100 Westside Ave Unit 2 Haverstraw, NY	3.0	1.0	1492	$2,485	$1.67	1d	1	0.55mi
56 Coolidge St Unit 2 Haverstraw, NY	4.0	1.5	1400	$3,500	$2.50	5d	1	0.65mi
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	12d	1	0.65mi
58 Samsondale Ave Unit A West Haverstraw, NY	3.0	2.0	1512	$3,300	$2.18	19d	1	0.66mi
156 Coolidge St Haverstraw, NY	3.0	1.5	1600	$3,200	$2.00	21d	1	0.77mi
93 E Railroad Ave West Haverstraw, NY	3.0	1.0	2383	$3,900	$1.64	13d	1	0.86mi
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	44d	1	1.10mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	17d	1	1.14mi
16 W Railroad Ave Garnerville, NY	3.0	3.5	2328	$4,300	$1.85	6d	1	1.16mi

Listing history 10 events

1. 2026-05-05
   listed $449,000 Active 1578-char remark
2. 2021-04-06
   soldstatus $249,900
3. 2021-01-25
   soldstatus $245,000 Closed 600-char remark

   Show marketing remark (600 chars)

   AMAZING VALUE!!!! LOW LOW TAXES.... EXCELLENT value, boasting 4 bedrooms, one bedroom on main level, easy access. Main level consists of spacious eat in kitchen with ample cabinetry and breakfast bar open to formal dining room. Light filled formal dining room open to living room EXCELLENT FOR ENTERTAINING.... bring on the holidays! Second floor boasts 3 bedrooms filled with natural light. Basement is partially finished and can be an AWESOME man cave/family room etc... ENDLESS POSSIBILITIES AWAIT FOR YOU HERE!!! All of this PLUS close to transportation, shopping, school ... a MUST SEE :)

4. 2020-09-08
   historical 600-char remark

   Show marketing remark (600 chars)

   AMAZING VALUE!!!! LOW LOW TAXES.... EXCELLENT value, boasting 4 bedrooms, one bedroom on main level, easy access. Main level consists of spacious eat in kitchen with ample cabinetry and breakfast bar open to formal dining room. Light filled formal dining room open to living room EXCELLENT FOR ENTERTAINING.... bring on the holidays! Second floor boasts 3 bedrooms filled with natural light. Basement is partially finished and can be an AWESOME man cave/family room etc... ENDLESS POSSIBILITIES AWAIT FOR YOU HERE!!! All of this PLUS close to transportation, shopping, school ... a MUST SEE :)

5. 2020-09-01
   listed $249,999 Active 600-char remark

   Show marketing remark (600 chars)

   AMAZING VALUE!!!! LOW LOW TAXES.... EXCELLENT value, boasting 4 bedrooms, one bedroom on main level, easy access. Main level consists of spacious eat in kitchen with ample cabinetry and breakfast bar open to formal dining room. Light filled formal dining room open to living room EXCELLENT FOR ENTERTAINING.... bring on the holidays! Second floor boasts 3 bedrooms filled with natural light. Basement is partially finished and can be an AWESOME man cave/family room etc... ENDLESS POSSIBILITIES AWAIT FOR YOU HERE!!! All of this PLUS close to transportation, shopping, school ... a MUST SEE :)

6. 1999-12-17
   soldstatus $99,000

   Show marketing remark (94 chars)

   WILL ENTERTAIN OFFERS $99,900-$119,876. GREAT HOME. SHOWS WELL. FANS & SHED ARESTAYING.

7. 1999-12-17
   soldstatus $102,000

   Show marketing remark (94 chars)

   WILL ENTERTAIN OFFERS $99,900-$119,876. GREAT HOME. SHOWS WELL. FANS & SHED ARESTAYING.

8. 1999-11-16
   price $119,876

   Show marketing remark (94 chars)

   WILL ENTERTAIN OFFERS $99,900-$119,876. GREAT HOME. SHOWS WELL. FANS & SHED ARESTAYING.

9. 1999-11-16
   historical

   Show marketing remark (94 chars)

   WILL ENTERTAIN OFFERS $99,900-$119,876. GREAT HOME. SHOWS WELL. FANS & SHED ARESTAYING.

10. 1999-10-06
    listed $99,000

    Show marketing remark (94 chars)

    WILL ENTERTAIN OFFERS $99,900-$119,876. GREAT HOME. SHOWS WELL. FANS & SHED ARESTAYING.

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $42,874
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,430
• − Management: −$3,430
• − Depreciation: −$13,062
• Taxable loss: −$11,179
• Est. tax savings @ 24.0%: +$2,683
• After-tax cash flow: $-682/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

+353.5% since first listed

11 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-06 Sold (Public Records) $249,900 Public Records
• 2021-01-25 Sold (MLS) $245,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-01 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 1999-12-17 Sold (Public Records) $102,000 Public Records
• 1999-12-17 Sold (MLS) $99,000 HGMLS
• 1999-11-16 Delisted — HGMLS
• 1999-11-16 Price Changed $119,876 HGMLS
• 1999-10-06 Listed $99,000 HGMLS

Property tax history

+19.4%/yr

Latest (2025): $48,871 · +7.8% YoY. Source: county tax records.