120 Parkside #120 · Suffern, NY 10901

$215,000

2 bd · 1.5 ba · 1,100 sqft · Condo · 31 Days on market

Built 1972

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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).

• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOA includes all taxes, heat, gas & water. Move right into this immaculate, fully updated 2 bedroom, one and a half bath coop. You will enjoy entertaining in the gorgeous updated kitchen open to the dining room. Complete with granite tops, stainless appliances, island, and ceiling-high wood cabinets. Large living room with gleaming cherry hardwood floors. New full bath. Two large bedrooms. Master bedroom with half bath has double sliding doors to private balcony views of mountain tops and sunsets! Private storage and laundry in the building. Great commuter location. Come see this unit today. Very easy to show.

Key facts

• Open-concept kitchen
• Updated flooring
• Granite countertops

Tags

• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• CEILING-HEIGHT CABINETRY
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#546 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; 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.
• Zoned schools: Richard P Connor Elementary School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 383 students, 0% FRL); Suffern Middle School (math 30% / reading 56%, grade D-, #370 of 729 statewide, top 51%, 836 students, 38% FRL); Suffern Senior High School (math 96% / reading 95%, grade A+, #76 of 1,100 statewide, top 7%, 1,486 students, 31% FRL).
• 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 $1k of loan paydown is wiped out by about $6k 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 31 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $215k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $208,550 (3.0% 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 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 3.66%
• Cash-on-cash: -9.41%
• DSCR: 0.58
• GRM: 6.1

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: -32.4%
• Equity multiple: -0.06×
• Total profit: $-64,057
• Equity at exit: $32,057

10-year hold

• IRR: -34.7%
• Equity multiple: -0.51×
• Total profit: $-91,059
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,931 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA est. from 2 same-building comps: −$1,302
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-472

Break-even live

Break-even rent $3,529

Max offer price $146,700

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-398	+0% $-472	+5% $-546	+10% $-621
Rent	-10% $-704	-5% $-588	+0% $-472	+5% $-356	+10% $-240
Rate	-1.0pp $-364	-0.5pp $-417	base $-472	+0.5pp $-528	+1.0pp $-584

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: $53,750
• Closing costs: $6,450
• 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	0.10mi
66 Bon Aire Cir Unit P-7 Suffern, NY	2.0	2.0	1364	$2,900	$2.13	44d	1	0.31mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	19d	1	0.47mi
250-260 Franklin Tpke Mahwah, NJ	1.0	1.0	700	$2,250	$3.21	0d	1	1.05mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	19d	1	1.18mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	21d	1	1.23mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$3,842	$4.43	0d	3	1.23mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	0d	1	1.24mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	25d	1	1.25mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	25d	1	1.25mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	2d	4	1.25mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	25d	1	1.25mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	2d	1	1.25mi
5 Wayne Ave Suffern, NY	2.0	1.0	916	$2,400	$2.62	0d	1	1.37mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	0d	1	1.38mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	25d	1	1.44mi

HOA detail condo

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

Listing history 15 events

1. 2026-03-26
   status Pending
2. 2026-01-19
   status Active
3. 2026-01-10
   status Active
4. 2025-12-29
   listed $215,000 Active
5. 2021-07-13
   soldstatus $140,000 Closed 629-char remark

   Show marketing remark (629 chars)

   HOA includes all taxes, heat, gas & water. Move right into this immaculate, fully updated 2 bedroom, one and a half bath coop. You will enjoy entertaining in the gorgeous updated kitchen open to the dining room. Complete with granite tops, stainless appliances, island, and ceiling-high wood cabinets. Large living room with gleaming cherry hardwood floors. New full bath. Two large bedrooms. Master bedroom with half bath has double sliding doors to private balcony views of mountain tops and sunsets! Private storage and laundry in the building. Great commuter location. Come see this unit today. Very easy to show.

6. 2021-03-17
   status Pending 629-char remark

   Show marketing remark (629 chars)

   HOA includes all taxes, heat, gas & water. Move right into this immaculate, fully updated 2 bedroom, one and a half bath coop. You will enjoy entertaining in the gorgeous updated kitchen open to the dining room. Complete with granite tops, stainless appliances, island, and ceiling-high wood cabinets. Large living room with gleaming cherry hardwood floors. New full bath. Two large bedrooms. Master bedroom with half bath has double sliding doors to private balcony views of mountain tops and sunsets! Private storage and laundry in the building. Great commuter location. Come see this unit today. Very easy to show.

7. 2021-01-20
   listed $132,000 Active 629-char remark

   Show marketing remark (629 chars)

   HOA includes all taxes, heat, gas & water. Move right into this immaculate, fully updated 2 bedroom, one and a half bath coop. You will enjoy entertaining in the gorgeous updated kitchen open to the dining room. Complete with granite tops, stainless appliances, island, and ceiling-high wood cabinets. Large living room with gleaming cherry hardwood floors. New full bath. Two large bedrooms. Master bedroom with half bath has double sliding doors to private balcony views of mountain tops and sunsets! Private storage and laundry in the building. Great commuter location. Come see this unit today. Very easy to show.

8. 2020-11-14
   historical
9. 2020-08-17
   price $129,900
10. 2020-08-17
    price $139,900
11. 2020-08-14
    status Active
12. 2020-08-12
    price $129,900
13. 2020-05-22
    historical
14. 2020-02-15
    price $127,500
15. 2020-02-14
    listed $1,123 Active

ⓘ 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: $35,177
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$15,624
• − Depreciation: −$6,255
• Taxable loss: −$8,673
• Est. tax savings @ 24.0%: +$2,082
• After-tax cash flow: $-3,582/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

+19045.1% since first listed

15 events — show timeline

• 2026-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-13 Sold (MLS) $140,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-01-20 Listed $132,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-17 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2020-08-17 Price Changed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-08-12 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2020-05-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-15 Price Changed $127,500 OneKey® MLS as Distributed by MLS Grid
• 2020-02-14 Listed $1,123 OneKey® MLS as Distributed by MLS Grid