9 Oxford Ct #7908 · Suffern, NY 10901

$210,000

2 bd · 1.5 ba · 1,100 sqft · Condo · 47 Days on market

Built 1972

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live comfortably & maintenance-free at prime location off a cul-de-sac w/in highly sought-after Bon Aire Park. Spacious 2nd floor unit feat. 2 BRs, 1.5 baths, large LR, updated kitchen w/SS appl. & granite CTs, HW flrs, small office, walk-in storage rm & laundry rm shared only between you & your neighbors. Be greeted by blue jays & cardinals as you sip your morning coffee on rear deck. Be captivated from every window by terrific year-round views of beautifully maintained grounds - lush w/greenery in Spring & Summer, & mature trees - whose colors change so beautifully in the Fall. Experience Winter Wonderlands and be impressed by how well the assoc. clears the roads & walkways. Enjoy added conveniences of designated parking, guest parking & a nearby toddler playground. Enjoy hiking, swimming, basketball, bocce ball & 2nd playground. Great location! 1 hr to NYC, mins from I87, Rt 17, & I287 – perfect for commuters!! Nearby to GS Hospital, to the village, shops, public trans., etc. Additional Information: Amenities:Pedestal Sink,Storage,

Key facts

• Private balcony
• Community amenities
• Swimming pool

Tags

• PRIVATE BALCONY
• ASSIGNED PARKING SPACE
• PRIVATE STORAGE UNIT
• CONVENIENT LAUNDRY FACILITIES
• COMMUNITY AMENITIES
• SWIMMING POOL

Property features AI

Finance

• Other: Basement: common area and storage space; Total rooms: 8; Living area reported from public records
• HOA & community: Association: Arco Management; Monthly association fee; Association covers common area and exterior maintenance, grounds care, pool service, heat, hot water, gas, sewer, water, trash, snow removal, parking

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Electricity connected (Orange & Rockland); Natural gas connected; Public sewer; Water connected; Phone connected; Trash collection (private)
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Community in-ground pool (fenced); Community amenities: basketball court, playground, park, tennis courts, landscaping, maintained grounds

Interior

• Kitchen: Cooktop (gas); Gas oven; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 1
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Wall/window cooling unit(s)
• Interior features: Ceiling fan(s); Entrance foyer; Granite counters; Pantry; Deck (patio/porch)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.1% in Suffern — 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 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: Montebello Road School (math 32% / reading 62%, grade D-, #1,195 of 2,108 statewide, top 60%, 337 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: 225 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $179k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.85%
• DSCR: 1.75
• 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: 8.1%
• Equity multiple: 1.32×
• Total profit: $18,588
• Equity at exit: $31,312

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $84,059
• Equity at exit: $18,157

Cash invested: $58,800 (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: 225
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,882 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $825

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 66%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Bon Aire Cir Unit P-7 Suffern, NY	2.0	2.0	1364	$2,900	$2.13	43d	1	0.08mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	18d	1	0.09mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	43d	1	0.28mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	20d	1	1.27mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	1d	4	1.29mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	24d	1	1.29mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	24d	1	1.29mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	24d	1	1.29mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	1d	1	1.29mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	18d	1	1.31mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	1d	1	1.33mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$3,830	$4.42	1d	3	1.37mi
250-260 Franklin Tpke Mahwah, NJ	1.0	1.0	700	$2,250	$3.21	1d	1	1.39mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	1d	1	1.41mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	24d	1	1.46mi

HOA detail condo

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

Listing history 12 events

1. 2026-04-22
   status Pending
2. 2026-03-06
   listed $210,000 Active
3. 2023-05-12
   soldstatus $179,000 Closed 1105-char remark

   Show marketing remark (1105 chars)

   Live comfortably & maintenance-free at prime location off a cul-de-sac w/in highly sought-after Bon Aire Park. Spacious 2nd floor unit feat. 2 BRs, 1.5 baths, large LR, updated kitchen w/SS appl. & granite CTs, HW flrs, small office, walk-in storage rm & laundry rm shared only between you & your neighbors. Be greeted by blue jays & cardinals as you sip your morning coffee on rear deck. Be captivated from every window by terrific year-round views of beautifully maintained grounds - lush w/greenery in Spring & Summer, & mature trees - whose colors change so beautifully in the Fall. Experience Winter Wonderlands and be impressed by how well the assoc. clears the roads & walkways. Enjoy added conveniences of designated parking, guest parking & a nearby toddler playground. Enjoy hiking, swimming, basketball, bocce ball & 2nd playground. Great location! 1 hr to NYC, mins from I87, Rt 17, & I287 – perfect for commuters!! Nearby to GS Hospital, to the village, shops, public trans., etc. Additional Information: Amenities:Pedestal Sink,Storage,

4. 2023-02-18
   status Pending 1105-char remark

   Show marketing remark (1105 chars)

   Live comfortably & maintenance-free at prime location off a cul-de-sac w/in highly sought-after Bon Aire Park. Spacious 2nd floor unit feat. 2 BRs, 1.5 baths, large LR, updated kitchen w/SS appl. & granite CTs, HW flrs, small office, walk-in storage rm & laundry rm shared only between you & your neighbors. Be greeted by blue jays & cardinals as you sip your morning coffee on rear deck. Be captivated from every window by terrific year-round views of beautifully maintained grounds - lush w/greenery in Spring & Summer, & mature trees - whose colors change so beautifully in the Fall. Experience Winter Wonderlands and be impressed by how well the assoc. clears the roads & walkways. Enjoy added conveniences of designated parking, guest parking & a nearby toddler playground. Enjoy hiking, swimming, basketball, bocce ball & 2nd playground. Great location! 1 hr to NYC, mins from I87, Rt 17, & I287 – perfect for commuters!! Nearby to GS Hospital, to the village, shops, public trans., etc. Additional Information: Amenities:Pedestal Sink,Storage,

5. 2023-01-20
   listed $178,900 Active 1105-char remark

   Show marketing remark (1105 chars)

   Live comfortably & maintenance-free at prime location off a cul-de-sac w/in highly sought-after Bon Aire Park. Spacious 2nd floor unit feat. 2 BRs, 1.5 baths, large LR, updated kitchen w/SS appl. & granite CTs, HW flrs, small office, walk-in storage rm & laundry rm shared only between you & your neighbors. Be greeted by blue jays & cardinals as you sip your morning coffee on rear deck. Be captivated from every window by terrific year-round views of beautifully maintained grounds - lush w/greenery in Spring & Summer, & mature trees - whose colors change so beautifully in the Fall. Experience Winter Wonderlands and be impressed by how well the assoc. clears the roads & walkways. Enjoy added conveniences of designated parking, guest parking & a nearby toddler playground. Enjoy hiking, swimming, basketball, bocce ball & 2nd playground. Great location! 1 hr to NYC, mins from I87, Rt 17, & I287 – perfect for commuters!! Nearby to GS Hospital, to the village, shops, public trans., etc. Additional Information: Amenities:Pedestal Sink,Storage,

6. 2022-11-24
   status Active
7. 2022-08-15
   status Pending
8. 2022-07-01
   listed $178,900 Active
9. 2005-05-25
   soldstatus $177,000
10. 2005-03-21
    price $183,000
11. 2005-03-21
    historical
12. 2005-01-21
    listed $177,000

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $34,583
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − Depreciation: −$6,109
• Taxable income: $6,977
• Est. tax owed @ 24.0%: −$1,675
• After-tax cash flow: $8,231/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

+18.6% since first listed

12 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-12 Sold (MLS) $179,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-20 Listed $178,900 OneKey® MLS as Distributed by MLS Grid
• 2022-11-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-08-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-01 Listed $178,900 OneKey® MLS as Distributed by MLS Grid
• 2005-05-25 Sold (MLS) $177,000 HGMLS
• 2005-03-21 Delisted — HGMLS
• 2005-03-21 Price Changed $183,000 HGMLS
• 2005-01-21 Listed $177,000 HGMLS