15 Calvert Dr #202 · Monsey, NY 10952

$1,149,000

5 bd · 3.5 ba · 3,022 sqft · Condo · 1 Days on market

Built 2026 Excellent condition

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new construction luxury townhouse offering an exceptional layout, upscale finishes, and spacious living throughout! Enter through a welcoming foyer and head upstairs to an expansive main living level featuring a stunning oversized dining room, bright and spacious living area, and a beautifully designed kitchen with a large center island and door leading to a massive porch overlooking the backyard — perfect for entertaining and outdoor enjoyment. This level also includes a spacious playroom, private office, and full bathroom. The upper level features a luxurious primary suite complete with a walk-in closet and beautiful full primary bathroom. Also on this floor are 4 additional s

Key facts

• Large center island
• Bright living area
• New construction

Tags

• NEW CONSTRUCTION
• LUXURY TOWNHOUSE
• OVERSIZED DINING ROOM
• BRIGHT LIVING AREA
• BEAUTIFULLY DESIGNED KITCHEN
• LARGE CENTER ISLAND

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected (Orange & Rockland); Public sewer
• Home design: Townhouse; Condominium; Entry on level 1
• Construction: Advanced Framing Technique
• Exterior features: Advanced framing construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Pantry
• Bedrooms: Bedrooms located on entry level
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Primary bathroom; Walk-in closet(s); Unfinished attic; No basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath condo listed at $1.15M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.15M).
• Cap rate 7.9% vs local median 1.7% in Monsey — 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 62/100 on livability (#862 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A-, crime B; Watch: employment D+, amenities D, commute 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: East Ramapo Early Childhood Center At Kakiat (386 students, 53% FRL); Pomona Middle School (math 6% / reading 19%, grade F, #713 of 729 statewide, top 98%, 574 students, 81% FRL); Ramapo High School (math 66% / reading 76%, grade B+, #699 of 1,100 statewide, top 64%, 1,603 students, 83% FRL) — zoned schools at 72% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 28% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the East Ramapo Central School District (Spring Valley) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k of loan paydown is wiped out by about $34k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $1,149,000

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.0

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-87,953
• Equity at exit: $171,320

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $50,406
• Equity at exit: $99,345

Cash invested: $321,720 (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 10952

• Active inventory: 153
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$6,025
• Tax est. 1.5%: −$1,436 /mo · $17,235/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $1,540

Break-even live

Break-even rent $10,051

Max offer price $1,149,000

Occupancy floor 82%

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: $287,250
• Closing costs: $34,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 E Stemmer Ln Suffern, NY	5.0	3.0	2432	$12,000	$4.93	1d	1	1.44mi

HOA detail condo

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

Listing history 3 events

1. 2026-06-10
   status $1,149,000 Pending 1 DOM
2. 2026-06-08
   remarks 693-char remark
3. 2026-06-08
   listed $1,149,000 Active 1 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 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $144,000
• − Mortgage interest: −$64,362
• − Property taxes: −$17,235
• − Insurance: −$5,745
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − Depreciation: −$33,425
• Taxable income: $193
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $18,428/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 · 1 photo

Excellent 100/100 None rehab

This brand new construction luxury townhouse is in excellent condition with modern finishes and ample living space, making it an ideal investment property.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior paint touch-ups — Freshens the interior and enhances the home's appeal for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint touch-ups — Freshens the interior and enhances the home's appeal for potential 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: 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 — Monsey

• Score: 62/100
• State rank: #862
• US rank: #16633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monsey, NY
• City population: 47,169
• Population (ZIP): 47,169

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 (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Italian 5% Hispanic 5%
• Foreign-born: 12% · Canada
• Languages at home: 34% English-only · German/W. Germanic 55% French/Haitian/Cajun 5% Spanish 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: ▼ -671.35%
• Current HPI: 399.2068
• 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

• 2026-06-08 Listed $1,149,000 OneKey® MLS as Distributed by MLS Grid