68 Parkside Dr #68 · Suffern, NY 10901

$219,999

2 bd · 1.5 ba · 1,100 sqft · Condo · 64 Days on market

Built 1972 $200/sqft · 9% above area Est $202k · 9% over

---

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).

• 1% rule +8.4/10.0
• Cash flow +6.2/30.0
• Schools +5.1/10.0
• ARV discount +3.4/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bedroom, 1.5 bath co-op on the first floor with an assigned parking spot close to the deck entrance! No long walks or stairs to enter your home. The Master bedroom features a walk-in closet, half bath, and a gated deck from which the parking spot is just a few steps away! This lovely updated apartment has plenty of closets, stainless steel appliances and a newer fridge and dishwasher. A peaceful complex in a convenient location close to restaurants, shopping, highways and public transportation. Monthly maintenance $1,336 includes property taxes and utilities excluding electricity.

Key facts

• Gated deck
• Walk-in closet
• Convenient location

Tags

• ASSIGNED PARKING SPOT
• WALK-IN CLOSET
• GATED DECK
• STAINLESS STEEL APPLIANCES
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.1% vs local median 3.2% in Suffern — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 230 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 33% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 64 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $140k; list at $220k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% 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 $206,799 (6.0% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
10. 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.
11. 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.
12. 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: 1.34% ✓
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $201,682
• List price: $219,999
• Delta: 9.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.3%
• Equity multiple: 0.02×
• Total profit: $-60,331
• Equity at exit: $32,803

10-year hold

• IRR: -27.8%
• Equity multiple: -0.33×
• Total profit: $-82,137
• Equity at exit: $19,021

Cash invested: $61,600 (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: 230
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,945 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA est. from 1 same-building comp: −$1,206
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-400

Break-even live

Break-even rent $3,451

Max offer price $162,138

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-324	+0% $-400	+5% $-476	+10% $-552
Rent	-10% $-633	-5% $-516	+0% $-400	+5% $-284	+10% $-167
Rate	-1.0pp $-289	-0.5pp $-344	base $-400	+0.5pp $-457	+1.0pp $-515

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	44d	1	0.14mi
66 Bon Aire Cir Unit P-7 Suffern, NY	2.0	2.0	1364	$2,900	$2.13	44d	1	0.32mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	19d	1	0.48mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	19d	1	1.09mi
250-260 Franklin Tpke Mahwah, NJ	1.0	1.0	700	$2,250	$3.21	0d	1	1.09mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	21d	1	1.14mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$3,842	$4.43	0d	3	1.15mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	0d	1	1.15mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	25d	1	1.16mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	25d	1	1.16mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	2d	4	1.16mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	25d	1	1.16mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	2d	1	1.17mi
5 Wayne Ave Suffern, NY	2.0	1.0	916	$2,400	$2.62	0d	1	1.28mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	0d	1	1.29mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	25d	1	1.35mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-13
   statusdays on market $219,999 Pending 64 DOM
2. 2026-06-09
   days on market $219,999 Active 62 DOM
3. 2026-06-08
   days on market $219,999 Active 61 DOM
4. 2026-06-07
   days on market $219,999 Active 60 DOM
5. 2026-06-04
   days on market $219,999 Active 57 DOM
6. 2026-06-03
   days on market $219,999 Active 56 DOM
7. 2026-06-02
   days on market $219,999 Active 55 DOM
8. 2026-06-01
   days on market $219,999 Active 54 DOM
9. 2026-05-31
   days on market $219,999 Active 53 DOM
10. 2026-04-22
    price $219,999 603-char remark

    Show marketing remark (603 chars)

    Spacious 2 bedroom, 1.5 bath co-op on the first floor with an assigned parking spot close to the deck entrance! No long walks or stairs to enter your home. The Master bedroom features a walk-in closet, half bath, and a gated deck from which the parking spot is just a few steps away! This lovely updated apartment has plenty of closets, stainless steel appliances and a newer fridge and dishwasher. A peaceful complex in a convenient location close to restaurants, shopping, highways and public transportation. Monthly maintenance $1,336 includes property taxes and utilities excluding electricity.

11. 2026-04-02
    listed $225,000 Active 603-char remark

    Show marketing remark (603 chars)

    Spacious 2 bedroom, 1.5 bath co-op on the first floor with an assigned parking spot close to the deck entrance! No long walks or stairs to enter your home. The Master bedroom features a walk-in closet, half bath, and a gated deck from which the parking spot is just a few steps away! This lovely updated apartment has plenty of closets, stainless steel appliances and a newer fridge and dishwasher. A peaceful complex in a convenient location close to restaurants, shopping, highways and public transportation. Monthly maintenance $1,336 includes property taxes and utilities excluding electricity.

12. 2021-06-14
    soldstatus $140,000 Closed 1248-char remark

    Show marketing remark (1248 chars)

    Great location for a commuter! This well maintained, freshly painted 2 bedroom coop is located in Stonegate, a much desired complex in the heart of the Hudson Valley! The spacious Master bedroom has an en suite 1/2 bath and tons of closet space including a walk-in. This ground level, garden unit has lots of closet space and storage throughout. Lots of updates including new floors. This unit also has an entrance gate from the back deck to the Master bedroom sliders and is close proximity to the assigned parking spot. As an owner of this unit, you have access to a lovely in ground pool and clubhouse at a neighboring complex. Location is great for a commuter, accessible to all and close to public transportation, shopping, dining and all that the Village of Suffern has to offer! HOA includes utilities, taxes and fees excluding electric. Parking space for this unit is literally as you exit the deck, just steps away! Visitor and Street parking available. Star Tax exemption may be applied for as owner of the unit. Washer & dryer and storage unit located in adjacent building. Don't miss out on the opportunity to own an awesome and super conveniently located coop in Rockland County! Additional Information: Amenities:Storage,

13. 2021-03-04
    status Pending 1248-char remark

    Show marketing remark (1248 chars)

    Great location for a commuter! This well maintained, freshly painted 2 bedroom coop is located in Stonegate, a much desired complex in the heart of the Hudson Valley! The spacious Master bedroom has an en suite 1/2 bath and tons of closet space including a walk-in. This ground level, garden unit has lots of closet space and storage throughout. Lots of updates including new floors. This unit also has an entrance gate from the back deck to the Master bedroom sliders and is close proximity to the assigned parking spot. As an owner of this unit, you have access to a lovely in ground pool and clubhouse at a neighboring complex. Location is great for a commuter, accessible to all and close to public transportation, shopping, dining and all that the Village of Suffern has to offer! HOA includes utilities, taxes and fees excluding electric. Parking space for this unit is literally as you exit the deck, just steps away! Visitor and Street parking available. Star Tax exemption may be applied for as owner of the unit. Washer & dryer and storage unit located in adjacent building. Don't miss out on the opportunity to own an awesome and super conveniently located coop in Rockland County! Additional Information: Amenities:Storage,

14. 2021-03-03
    historical 1248-char remark

    Show marketing remark (1248 chars)

    Great location for a commuter! This well maintained, freshly painted 2 bedroom coop is located in Stonegate, a much desired complex in the heart of the Hudson Valley! The spacious Master bedroom has an en suite 1/2 bath and tons of closet space including a walk-in. This ground level, garden unit has lots of closet space and storage throughout. Lots of updates including new floors. This unit also has an entrance gate from the back deck to the Master bedroom sliders and is close proximity to the assigned parking spot. As an owner of this unit, you have access to a lovely in ground pool and clubhouse at a neighboring complex. Location is great for a commuter, accessible to all and close to public transportation, shopping, dining and all that the Village of Suffern has to offer! HOA includes utilities, taxes and fees excluding electric. Parking space for this unit is literally as you exit the deck, just steps away! Visitor and Street parking available. Star Tax exemption may be applied for as owner of the unit. Washer & dryer and storage unit located in adjacent building. Don't miss out on the opportunity to own an awesome and super conveniently located coop in Rockland County! Additional Information: Amenities:Storage,

15. 2020-11-14
    listed $147,000 Active 1248-char remark

    Show marketing remark (1248 chars)

    Great location for a commuter! This well maintained, freshly painted 2 bedroom coop is located in Stonegate, a much desired complex in the heart of the Hudson Valley! The spacious Master bedroom has an en suite 1/2 bath and tons of closet space including a walk-in. This ground level, garden unit has lots of closet space and storage throughout. Lots of updates including new floors. This unit also has an entrance gate from the back deck to the Master bedroom sliders and is close proximity to the assigned parking spot. As an owner of this unit, you have access to a lovely in ground pool and clubhouse at a neighboring complex. Location is great for a commuter, accessible to all and close to public transportation, shopping, dining and all that the Village of Suffern has to offer! HOA includes utilities, taxes and fees excluding electric. Parking space for this unit is literally as you exit the deck, just steps away! Visitor and Street parking available. Star Tax exemption may be applied for as owner of the unit. Washer & dryer and storage unit located in adjacent building. Don't miss out on the opportunity to own an awesome and super conveniently located coop in Rockland County! Additional Information: Amenities:Storage,

16. 2018-09-11
    soldstatus $125,000 Sold
17. 2018-05-19
    historical Pending
18. 2018-03-10
    listed $139,000 Active
19. 2013-12-18
    price $105,000
20. 2008-02-25
    soldstatus $185,000
21. 2007-12-12
    historical
22. 2007-12-12
    price $197,900
23. 2007-09-10
    listed $185,000
24. 2002-10-15
    soldstatus $118,000
25. 2002-07-22
    historical
26. 2002-06-28
    listed $118,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $35,339
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − HOA: −$14,472
• − Depreciation: −$6,400
• Taxable loss: −$7,910
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-2,900/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: 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

+86.4% since first listed

17 events — show timeline

• 2026-04-22 Price Changed $219,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-14 Sold (MLS) $140,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-14 Listed $147,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-11 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-19 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-10 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $105,000 HGMLS
• 2008-02-25 Sold (MLS) $185,000 HGMLS
• 2007-12-12 Price Changed $197,900 HGMLS
• 2007-12-12 Delisted — HGMLS
• 2007-09-10 Listed $185,000 HGMLS
• 2002-10-15 Sold (MLS) $118,000 HGMLS
• 2002-07-22 Delisted — HGMLS
• 2002-06-28 Listed $118,000 HGMLS