36 Suffern Ln · Thiells, NY 10923

$699,000

3 bd · None ba · 2,100 sqft · MultiFamily · 17 Days on market

Built 1972 Average condition 7,841 sqft lot

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +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: 1 unit. estimate disagrees with records

Listing remarks

A fantastic opportunity to own a property that combines residential living with professional office space. This house features 3 bedrooms, 1.5 bathrooms, hardwood floors, eat in kitchen. The attached office has it's own private entrance, 2 large spacious rooms and a bathroom. Very large parking area, easily accessible to all major highways, shopping and so much more. Don't miss out on this unique property!

Key facts

• 7,841 sq ft lot
• Built 1972
• Listed 17 days

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Public sewer; Cable connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Duplex
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: One 3-bedroom unit
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath multifamily listed at $699k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $633k (9.5% below list).
• Recommended offer: $633k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% in Thiells — 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 70/100 on livability (#432 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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); Fieldstone Middle School (math 18% / reading 46%, grade F, #511 of 729 statewide, top 71%, 1,247 students, 0% 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 7% FRL vs 40% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $21k 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 17 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.

Recommended offer $632,800 (9.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.2

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-102,441
• Equity at exit: $104,223

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-74,998
• Equity at exit: $60,437

Cash invested: $195,720 (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 10923

• Home prices YoY: -30.6%
• Active inventory: 37
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $6,328 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,329
• Net cashflow: $168

Break-even live

Break-even rent $6,115

Max offer price $699,000

Occupancy floor 92%

Sensitivity live

Price	-10% $652	-5% $410	+0% $168	+5% $-73	+10% $-315
Rent	-10% $-331	-5% $-81	+0% $168	+5% $418	+10% $668
Rate	-1.0pp $521	-0.5pp $346	base $168	+0.5pp $-13	+1.0pp $-197

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$6,328
Total (2 units)			$6,328

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	45d	1	0.78mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	18d	1	0.83mi
16 W Railroad Ave Garnerville, NY	3.0	3.5	2328	$4,300	$1.85	8d	1	0.84mi
156 Coolidge St Haverstraw, NY	3.0	1.5	1600	$3,200	$2.00	22d	1	1.10mi
93 E Railroad Ave West Haverstraw, NY	3.0	1.0	2383	$3,900	$1.64	15d	1	1.18mi
1 Crystal Hill Dr Pomona, NY	1.0–2.0	1.5–2.5	1474	$4,200	$2.85	0d	15	1.19mi
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	13d	1	1.24mi
56 Coolidge St Unit 2 Haverstraw, NY	4.0	1.5	1400	$3,500	$2.50	6d	1	1.24mi
58 Samsondale Ave Unit A West Haverstraw, NY	3.0	2.0	1512	$3,300	$2.18	20d	1	1.29mi

Listing history 10 events

1. 2026-06-21
   days on market $699,000 Active 17 DOM
2. 2026-06-18
   days on market $699,000 Active 14 DOM
3. 2026-06-17
   days on market $699,000 Active 13 DOM
4. 2026-06-16
   days on market $699,000 Active 12 DOM
5. 2026-06-15
   days on market $699,000 Active 11 DOM
6. 2026-06-13
   days on market $699,000 Active 9 DOM
7. 2026-06-10
   days on market $699,000 Active 5 DOM
8. 2026-06-08
   days on market $699,000 Active 4 DOM
9. 2026-06-07
   remarks 409-char remark
10. 2026-06-07
    listed $699,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $75,936
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,075
• − Management: −$6,075
• − Depreciation: −$20,335
• Taxable loss: −$9,683
• Est. tax savings @ 24.0%: +$2,324
• After-tax cash flow: $4,346/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

Average 55/100 Moderate rehab

This property offers a good opportunity for moderate renovations, with potential for significant value increase through painting, HVAC tune-up, and landscaping improvements.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance, but not damaged.
• Minor Kitchen countertops — Need cleaning, but not damaged.
• Minor Kitchen appliances — Functional but not new.
• Minor Bathroom vanity — Worn appearance, but not damaged.
• Minor Bathroom mirror — Worn appearance, but not damaged.
• Minor Front steps and porch — Worn appearance, but not damaged.
• Minor Paint — Chipping in some areas, but not extensive.

Value-add opportunities

• Both Painting and minor repairs — Improves the home's appearance and can attract more buyers or renters.
• Both HVAC tune-up — Ensures the system is functioning properly and can improve the home's comfort and energy efficiency.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance, but not damaged.	Minor	$500–3,000
Kitchen countertops · Need cleaning, but not damaged.	Minor	$500–3,000
Kitchen appliances · Functional but not new.	Minor	$500–3,000
Bathroom vanity · Worn appearance, but not damaged.	Minor	$500–3,000
Bathroom mirror · Worn appearance, but not damaged.	Minor	$500–3,000
Front steps and porch · Worn appearance, but not damaged.	Minor	$500–3,000
Paint · Chipping in some areas, but not extensive.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Painting and minor repairs — Improves the home's appearance and can attract more buyers or renters. ↑
• Both HVAC tune-up — Ensures the system is functioning properly and can improve the home's comfort and energy efficiency. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ 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: 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 — Thiells

• Score: 70/100
• State rank: #432
• US rank: #7476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thiells, NY
• City population: 2,760
• Population (ZIP): 9,188

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 27% Two or more races 19% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Dominican 19%
• Common ancestry: Romanian 2% Hispanic 2% Scotch-Irish 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 40% Tagalog/Filipino 3% 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: ▼ -126.27%
• Current HPI: 285.9496
• 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

1 event — show timeline

• 2026-06-04 Listed $699,000 OneKey® MLS as Distributed by MLS Grid