60 W Catherine St · Nyack, NY 10960

$699,000

3 bd · 3.0 ba · 1,760 sqft · MultiFamily public records · 62 Days on market

Built 1916 4,356 sqft lot Est $1125k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +6.9/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Condition / age +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: 2 units. confirmed

Listing remarks MLS

A versatile Village of Nyack two-family delivering both lifestyle appeal and income flexibility. The first-floor 2-bedroom features hardwood floors and a charming bay window framing the front living room; the second-floor 1-bedroom carries the same warmth and natural light. Coin-operated laundry sits in a clean, dry basement, and a detached two-car garage delivers a rare amenity in a village where street parking is at a premium. Each unit features bonus storage space and a shared third full bathroom, giving the next owner real flexibility to expand functional living area or pursue formal legalization for added rental upside. Walk to the Hudson, Memorial Park, downtown dining, and the weekend farmers' market. Quick access to Route 9W, the Palisades Parkway, and the Mario Cuomo Bridge. A strong fit for an owner-occupant offsetting carrying costs, a 1031 buyer seeking stabilized small-multifamily, or an investor targeting Nyack's tight rental inventory.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1916

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative. Per door: $-138/mo.
• To cash-flow at today's rent, offer at most $650k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $652k (6.7% below list).
• Recommended offer: $650k (7.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.5% in Nyack — 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 76/100 on livability (#231 in NY, #3,632 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, cost of living F.
• Nyack Union Free School District (suburban): math 78% / reading 78% proficiency, ranked #62 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+6.1%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $6,520/mo this rent would consume 62% of the median local household income ($126k/yr) (locally 643% 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 $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 62 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $390k; list at $699k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $650,380 (7.0% 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 62 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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: 0.93% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 8.9

CMA / ARV

• ARV (median comp): $1,125,469
• List price: $699,000
• Delta: -37.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Anna St	0.23mi	4/— (+1)	1,700 (-3%)	6mo	$600,000	$353	74

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 · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.44×
• Total profit: $-109,436
• Equity at exit: $104,223

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-24,604
• 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 10960

• Home prices YoY: -34.4%
• Rents YoY: 6.1%
• Active inventory: 116
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $6,520 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$1,469 /mo · $17,630/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,369
• Net cashflow: $-275

Break-even live

Break-even rent $6,868

Max offer price $650,380

Occupancy floor 99%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,520
Total (2 units)			$6,520

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
6 N Midland Ave Nyack, NY	1.0–2.0	1.5–2.5	1203	$4,550	$3.78	6d	5	0.05mi
6 E Catherine St Unit A Nyack, NY	3.0	2.0	1300	$3,950	$3.04	19d	1	0.21mi
119 Jackson Ave Unit 2 Nyack, NY	3.0	1.0	1250	$3,650	$2.92	44d	1	0.23mi
118 Main St Unit 4 Nyack, NY	2.0	1.0	1250	$2,825	$2.26	44d	1	0.36mi
101 1st Ave Unit B Nyack, NY	3.0	2.0	2000	$4,050	$2.02	19d	1	0.40mi
35 White Ave Nyack, NY	4.0	2.5	1631	$3,950	$2.42	44d	1	0.54mi
101 Gedney St Nyack, NY	3.0	1.0–2.0	1100	$4,900	$4.45	4d	1	0.64mi
2 Gillis Ave Unit 1 Nyack, NY	4.0	2.0	1700	$4,250	$2.50	1d	1	0.77mi
60 S Greenbush Rd West Nyack, NY	3.0	2.0	1518	$2,995	$1.97	12d	1	1.19mi

Listing history 25 events

1. 2026-06-15
   days on market $699,000 Active 62 DOM
2. 2026-06-13
   days on market $699,000 Active 60 DOM
3. 2026-06-13
   pricedays on market $699,000 Active 59 DOM
4. 2026-06-09
   days on market $724,999 Active 56 DOM
5. 2026-06-08
   days on market $724,999 Active 55 DOM
6. 2026-06-07
   days on market $724,999 Active 54 DOM
7. 2026-06-04
   days on market $724,999 Active 51 DOM
8. 2026-06-03
   days on market $724,999 Active 50 DOM
9. 2026-06-02
   days on market $724,999 Active 49 DOM
10. 2026-06-01
    days on market $724,999 Active 48 DOM
11. 2026-05-31
    days on market $724,999 Active 47 DOM
12. 2026-04-15
    listed $724,999 Active 964-char remark

    Show marketing remark (964 chars)

    A versatile Village of Nyack two-family delivering both lifestyle appeal and income flexibility. The first-floor 2-bedroom features hardwood floors and a charming bay window framing the front living room; the second-floor 1-bedroom carries the same warmth and natural light. Coin-operated laundry sits in a clean, dry basement, and a detached two-car garage delivers a rare amenity in a village where street parking is at a premium. Each unit features bonus storage space and a shared third full bathroom, giving the next owner real flexibility to expand functional living area or pursue formal legalization for added rental upside. Walk to the Hudson, Memorial Park, downtown dining, and the weekend farmers' market. Quick access to Route 9W, the Palisades Parkway, and the Mario Cuomo Bridge. A strong fit for an owner-occupant offsetting carrying costs, a 1031 buyer seeking stabilized small-multifamily, or an investor targeting Nyack's tight rental inventory.

13. 2026-04-01
    historical $724,999 964-char remark

    Show marketing remark (964 chars)

    A versatile Village of Nyack two-family delivering both lifestyle appeal and income flexibility. The first-floor 2-bedroom features hardwood floors and a charming bay window framing the front living room; the second-floor 1-bedroom carries the same warmth and natural light. Coin-operated laundry sits in a clean, dry basement, and a detached two-car garage delivers a rare amenity in a village where street parking is at a premium. Each unit features bonus storage space and a shared third full bathroom, giving the next owner real flexibility to expand functional living area or pursue formal legalization for added rental upside. Walk to the Hudson, Memorial Park, downtown dining, and the weekend farmers' market. Quick access to Route 9W, the Palisades Parkway, and the Mario Cuomo Bridge. A strong fit for an owner-occupant offsetting carrying costs, a 1031 buyer seeking stabilized small-multifamily, or an investor targeting Nyack's tight rental inventory.

14. 2026-04-01
    historical

    Show marketing remark (964 chars)

    A versatile Village of Nyack two-family delivering both lifestyle appeal and income flexibility. The first-floor 2-bedroom features hardwood floors and a charming bay window framing the front living room; the second-floor 1-bedroom carries the same warmth and natural light. Coin-operated laundry sits in a clean, dry basement, and a detached two-car garage delivers a rare amenity in a village where street parking is at a premium. Each unit features bonus storage space and a shared third full bathroom, giving the next owner real flexibility to expand functional living area or pursue formal legalization for added rental upside. Walk to the Hudson, Memorial Park, downtown dining, and the weekend farmers' market. Quick access to Route 9W, the Palisades Parkway, and the Mario Cuomo Bridge. A strong fit for an owner-occupant offsetting carrying costs, a 1031 buyer seeking stabilized small-multifamily, or an investor targeting Nyack's tight rental inventory.

15. 2026-04-01
    historical

    Show marketing remark (964 chars)

    A versatile Village of Nyack two-family delivering both lifestyle appeal and income flexibility. The first-floor 2-bedroom features hardwood floors and a charming bay window framing the front living room; the second-floor 1-bedroom carries the same warmth and natural light. Coin-operated laundry sits in a clean, dry basement, and a detached two-car garage delivers a rare amenity in a village where street parking is at a premium. Each unit features bonus storage space and a shared third full bathroom, giving the next owner real flexibility to expand functional living area or pursue formal legalization for added rental upside. Walk to the Hudson, Memorial Park, downtown dining, and the weekend farmers' market. Quick access to Route 9W, the Palisades Parkway, and the Mario Cuomo Bridge. A strong fit for an owner-occupant offsetting carrying costs, a 1031 buyer seeking stabilized small-multifamily, or an investor targeting Nyack's tight rental inventory.

16. 2018-01-12
    soldstatus $389,600
17. 2014-12-31
    historical Expired
18. 2014-12-30
    historical
19. 2014-06-06
    price
20. 2014-06-06
    listed Active
21. 2014-06-06
    listed $395,000
22. 2006-10-19
    soldstatus $484,000
23. 2004-05-12
    soldstatus $360,100
24. 2000-09-01
    soldstatus $240,000
25. 1974-08-01
    soldstatus $42,500

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $17,630 · $1,469/mo
• Projected year-2 tax: $17,630 · $1,469/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,240
• − Mortgage interest: −$39,155
• − Property taxes: −$17,630
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,259
• − Management: −$6,259
• − Depreciation: −$20,335
• Taxable loss: −$14,893
• Est. tax savings @ 24.0%: +$3,574
• After-tax cash flow: $271/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: Nyack Union Free School District
• NCES district ID: 3621480
• Math proficiency: 78% ▲ 8.00%
• Reading proficiency: 78% ▲ 17.00%
• Median HH income: $85,766
• Composite: 69.43/100
• National rank: #310
• State rank: #62 of 590 in NY

Livability — Nyack

• Score: 76/100
• State rank: #231
• US rank: #3632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nyack, NY
• County: Rockland County · 98,828 people
• City population: 15,251
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,251
• Household income: $125,789
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 643.0

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 0.61)
• Race & ethnicity: White 58% Black 17% Hispanic / Latino 16% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 74% English-only · Spanish 10% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -132.35%
• Current HPI: 252.9388
• Rent YoY: ▲ 6.09%
• 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

+1605.9% since first listed

14 events — show timeline

• 2026-04-15 Listed $724,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $724,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-01-12 Sold (Public Records) $389,600 Public Records
• 2014-12-31 Delisted — HGMLS
• 2014-12-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-06-06 Price Changed — HGMLS
• 2014-06-06 Listed — HGMLS
• 2014-06-06 Listed $395,000 OneKey® MLS as Distributed by MLS Grid
• 2006-10-19 Sold (Public Records) $484,000 Public Records
• 2004-05-12 Sold (Public Records) $360,100 Public Records
• 2000-09-01 Sold (Public Records) $240,000 Public Records
• 1974-08-01 Sold (Public Records) $42,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $17,630 · +7.1% YoY. Source: county tax records.