140 S Conger Ave · Congers, NY 10920

$649,500

4 bd · 2.0 ba · 1,974 sqft · SingleFamily public records · 138 Days on market

Built 1956 0.37 ac lot $329/sqft · 18% below area Est $791k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Schools +6.9/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

Key facts

• Pantry
• Screened in porch
• Two kitchens

Tags

• TWO KITCHENS
• TWO LIVING ROOMS
• PANTRY
• UPPER CONCRETE DECK
• SCREENED IN PORCH
• FLAT BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-602 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $543k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (23.0% below list).
• Recommended offer: $500k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.3% in Congers — 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 69/100 on livability (#479 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Clarkstown Central School District (suburban): math 72% / reading 75% proficiency, ranked #66 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: New City Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 435 students, 0% FRL); Felix Festa Achievement Middle School (math 57% / reading 77%, grade A-, #101 of 729 statewide, top 15%, 640 students, 19% FRL); Clarkstown North Senior High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,234 students, 21% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 44 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 $4k of loan paydown is wiped out by about $19k 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 138 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $500,000 (23.0% 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 138 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $791,301
• List price: $649,500
• Delta: -17.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Whitman St	0.44mi	4/2.0	1,908 (-3%)	8mo	$735,000	$385	67
57 Kings Hwy	0.37mi	4/2.5	1,908 (-3%)	10mo	$753,500	$395	67
31 Bluebird Dr	0.32mi	4/2.5	1,788 (-9%)	0mo	$740,000	$414	67
85 Lenox Ave	0.55mi	4/3.0	2,052 (+4%)	3mo	$765,000	$373	61
22 Parkside Dr	0.42mi	4/2.0	2,206 (+12%)	2mo	$815,000	$369	59
961 Tilton Rd	0.53mi	3/2.0 (-1)	1,828 (-7%)	4mo	$674,000	$369	54
4 Waters Edge	0.73mi	4/3.0	2,032 (+3%)	6mo	$820,000	$404	52
6 Reina Ct	0.43mi	4/3.0	2,170 (+10%)	9mo	$865,000	$399	52
6 Wisconsin Ct	0.65mi	4/2.5	1,855 (-6%)	7mo	$800,000	$431	52
14 Wesley Ct	0.39mi	4/2.0	2,248 (+14%)	10mo	$670,000	$298	50
611 Gateway Ave	0.66mi	4/3.5	2,039 (+3%)	9mo	$785,000	$385	50
19 Sheridan Ave	0.75mi	4/1.5	2,184 (+11%)	1mo	$665,000	$304	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-143,447
• Equity at exit: $96,843

10-year hold

• IRR: -17.4%
• Equity multiple: 0.04×
• Total profit: $-173,783
• Equity at exit: $56,157

Cash invested: $181,860 (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 10920

• Home prices YoY: -33.0%
• Active inventory: 44
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$3,406
• Tax from tax record: −$875 /mo · $10,499/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $-602

Break-even live

Break-even rent $5,761

Max offer price $543,230

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-418	+0% $-602	+5% $-785	+10% $-969
Rent	-10% $-997	-5% $-799	+0% $-602	+5% $-404	+10% $-207
Rate	-1.0pp $-274	-0.5pp $-436	base $-602	+0.5pp $-770	+1.0pp $-941

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: $162,375
• Closing costs: $19,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Flower Ln Valley Cottage, NY	4.0	2.5	2130	$5,000	$2.35	0d	1	0.92mi

Listing history 11 events

1. 2026-06-03
   days on market $649,500 Active 138 DOM
2. 2026-06-02
   days on market $649,500 Active 137 DOM
3. 2026-06-01
   days on market $649,500 Active 136 DOM
4. 2026-05-31
   days on market $649,500 Active 135 DOM
5. 2026-02-10
   status Active 368-char remark

   Show marketing remark (368 chars)

   Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

6. 2026-02-10
   price $649,500 368-char remark

   Show marketing remark (368 chars)

   Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

7. 2025-12-24
   historical 368-char remark

   Show marketing remark (368 chars)

   Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

8. 2025-12-02
   status Active 368-char remark

   Show marketing remark (368 chars)

   Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

9. 2025-12-02
   price $644,500 368-char remark

   Show marketing remark (368 chars)

   Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

10. 2025-11-30
    historical 368-char remark

    Show marketing remark (368 chars)

    Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

11. 2025-11-27
    listed $649,000 Active 368-char remark

    Show marketing remark (368 chars)

    Beautiful Brick Cape. 4 bedroom, 2 full bathrooms, two kitchens, two living rooms, pantry, well water optional, roof 8 years old. Upper concrete deck with screened in porch on lower deck. Very nice flat back yard. Third floor unfinished with two bedrooms and full bath possibilities. Approx 2000 sqft. Living space not including third floor. Call at 914-414-9948.. Ray

ⓘ 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: $10,499 · $875/mo
• Projected year-2 tax: $10,738 · $895/mo
• Expected delta: +$239/yr (+$20/mo · 2.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 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: $60,000
• − Mortgage interest: −$36,382
• − Property taxes: −$10,499
• − Insurance: −$3,248
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$18,895
• Taxable loss: −$18,623
• Est. tax savings @ 24.0%: +$4,469
• After-tax cash flow: $-2,749/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: Clarkstown Central School District
• NCES district ID: 3620340
• Math proficiency: 72% ▼ -1.00%
• Reading proficiency: 75% ▲ 6.00%
• Median HH income: $115,765
• Composite: 68.55/100
• National rank: #342
• State rank: #66 of 590 in NY

Livability — Congers

• Score: 69/100
• State rank: #479
• US rank: #8469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Congers, NY
• City population: 8,493
• Population (ZIP): 8,493

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 17% Asian 10%
• Hispanic origin (detail): Puerto Rican 5% Cuban 1% Dominican 3%
• Common ancestry: Scotch-Irish 2% Romanian 2% Serbian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 11% Other Indo-European 5% Tagalog/Filipino 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: ▼ -119.24%
• Current HPI: 241.8352
• 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

+0.1% since first listed

7 events — show timeline

• 2026-02-10 Price Changed $649,500 ForSaleByOwner.com
• 2026-02-10 Relisted — ForSaleByOwner.com
• 2025-12-24 Delisted — ForSaleByOwner.com
• 2025-12-02 Relisted — ForSaleByOwner.com
• 2025-12-02 Price Changed $644,500 ForSaleByOwner.com
• 2025-11-30 Delisted — ForSaleByOwner.com
• 2025-11-27 Listed $649,000 ForSaleByOwner.com

Property tax history

+11.4%/yr

Latest (2025): $10,499 · +3.4% YoY. Source: county tax records.