14 Hoover Pl · Stony Point, NY 10980

$585,000

3 bd · 2.0 ba · 2,313 sqft · MultiFamily public records · 14 Days on market

Built 1910 0.47 ac lot $253/sqft · 54% below area

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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).

• Cash flow +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 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

STONY POINT, NY. LIVE THE AMERICAN DREAM THE SMART WAY! OWN YOUR OWN HOME & HAVE YOUR TENANT PAY PART OF THE MORTGAGE! THIS LEGAL 2 FAMILY IS A GREAT INVESTMENT & PRICED TO SELL NOW! NOTHING TO BUT MOVE IN & START COLLECTING RENT. RECENT UPDATES: BOTH KITCHENS & BATHS, WASHER/DRYERS, DECK, FURNANCES, H20 HEATERS. RECENT ROOF & VINYL SIDING ON BOTH HOME & DETACHED 2 CAR GARAGE. ALL ON A FLAT HALF ACRE AND A NO-THRU STREET MAKES THIS A NO BRAINER. TRULY A MUST SEE

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Garage (2 spaces)
• Utilities: Public sewer; Natural gas connected
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Granite counters
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Granite countertops; Basement (see remarks)
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $585,000 price doesn't fit this home's estimated sale value (~$1,275,645) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $585k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive. Per door: $165/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (6.1% below list).
• Recommended offer: $550k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Stony Point — 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 70/100 on livability (#450 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stony Point Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 725 students, 17% FRL); Fieldstone Middle School (math 18% / reading 46%, grade F, #511 of 729 statewide, top 71%, 1,247 students, 0% FRL); North Rockland High School (math 86% / reading 67%, grade A-, #612 of 1,100 statewide, top 56%, 2,687 students, 0% FRL) — zoned schools average 6% FRL vs 40% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 89 active listings in the ZIP; 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 $18k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $328k; list at $585k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $549,600 (6.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $1,275,645
• List price: $585,000
• Delta: -54.14%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 N Liberty	0.23mi	4/2.0 (+1)	2,250 (-3%)	15mo	$790,000	$351	67
33 Roosevelt Pl	0.17mi	4/2.0 (+1)	1,966 (-15%)	7mo	$540,000	$275	56

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-73,767
• Equity at exit: $87,225

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-36,979
• Equity at exit: $50,580

Cash invested: $163,800 (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 10980

• Active inventory: 89
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $5,496 medium
• Mortgage (P&I): −$3,068
• Tax from tax record: −$701 /mo · $8,414/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,154
• Net cashflow: $329

Break-even live

Break-even rent $5,079

Max offer price $585,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,496
Total (2 units)			$5,496

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   status $585,000 Pending 14 DOM
2. 2026-05-15
   listed $585,000 Active 653-char remark
3. 2026-05-10
   historical $585,000 653-char remark
4. 2010-06-25
   soldstatus $328,000
5. 2010-06-16
   soldstatus $328,000 503-char remark

   Show marketing remark (503 chars)

   STONY POINT, NY. LIVE THE AMERICAN DREAM THE SMART WAY! OWN YOUR OWN HOME & HAVE YOUR TENANT PAY PART OF THE MORTGAGE! THIS LEGAL 2 FAMILY IS A GREAT INVESTMENT & PRICED TO SELL NOW! NOTHING TO BUT MOVE IN & START COLLECTING RENT. RECENT UPDATES: BOTH KITCHENS & BATHS, WASHER/DRYERS, DECK, FURNANCES, H20 HEATERS. RECENT ROOF & VINYL SIDING ON BOTH HOME & DETACHED 2 CAR GARAGE. ALL ON A FLAT HALF ACRE AND A NO-THRU STREET MAKES THIS A NO BRAINER. TRULY A MUST SEE

6. 2010-04-30
   historical 503-char remark

   Show marketing remark (503 chars)

   STONY POINT, NY. LIVE THE AMERICAN DREAM THE SMART WAY! OWN YOUR OWN HOME & HAVE YOUR TENANT PAY PART OF THE MORTGAGE! THIS LEGAL 2 FAMILY IS A GREAT INVESTMENT & PRICED TO SELL NOW! NOTHING TO BUT MOVE IN & START COLLECTING RENT. RECENT UPDATES: BOTH KITCHENS & BATHS, WASHER/DRYERS, DECK, FURNANCES, H20 HEATERS. RECENT ROOF & VINYL SIDING ON BOTH HOME & DETACHED 2 CAR GARAGE. ALL ON A FLAT HALF ACRE AND A NO-THRU STREET MAKES THIS A NO BRAINER. TRULY A MUST SEE

7. 2010-04-30
   price $349,900 503-char remark

   Show marketing remark (503 chars)

   STONY POINT, NY. LIVE THE AMERICAN DREAM THE SMART WAY! OWN YOUR OWN HOME & HAVE YOUR TENANT PAY PART OF THE MORTGAGE! THIS LEGAL 2 FAMILY IS A GREAT INVESTMENT & PRICED TO SELL NOW! NOTHING TO BUT MOVE IN & START COLLECTING RENT. RECENT UPDATES: BOTH KITCHENS & BATHS, WASHER/DRYERS, DECK, FURNANCES, H20 HEATERS. RECENT ROOF & VINYL SIDING ON BOTH HOME & DETACHED 2 CAR GARAGE. ALL ON A FLAT HALF ACRE AND A NO-THRU STREET MAKES THIS A NO BRAINER. TRULY A MUST SEE

8. 2010-03-17
   listed $328,000 503-char remark

   Show marketing remark (503 chars)

   STONY POINT, NY. LIVE THE AMERICAN DREAM THE SMART WAY! OWN YOUR OWN HOME & HAVE YOUR TENANT PAY PART OF THE MORTGAGE! THIS LEGAL 2 FAMILY IS A GREAT INVESTMENT & PRICED TO SELL NOW! NOTHING TO BUT MOVE IN & START COLLECTING RENT. RECENT UPDATES: BOTH KITCHENS & BATHS, WASHER/DRYERS, DECK, FURNANCES, H20 HEATERS. RECENT ROOF & VINYL SIDING ON BOTH HOME & DETACHED 2 CAR GARAGE. ALL ON A FLAT HALF ACRE AND A NO-THRU STREET MAKES THIS A NO BRAINER. TRULY A MUST SEE

9. 1997-08-28
   soldstatus $105,000

ⓘ 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: $8,414 · $701/mo
• Projected year-2 tax: $9,150 · $763/mo
• Expected delta: +$736/yr (+$61/mo · 8.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,952
• − Mortgage interest: −$32,769
• − Property taxes: −$8,414
• − Insurance: −$2,925
• − Repairs & maintenance: −$5,276
• − Management: −$5,276
• − Depreciation: −$17,018
• Taxable loss: −$5,726
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $5,324/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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Stony Point

• Score: 70/100
• State rank: #450
• US rank: #7882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Point, NY
• Population (ZIP): 13,793

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 22% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 8%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 1%

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: ▼ -459.52%
• Current HPI: 243.4467
• 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

+457.1% since first listed

9 events — show timeline

• 2026-06-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $585,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-10 Coming Soon $585,000 OneKey® MLS as Distributed by MLS Grid
• 2010-06-25 Sold (Public Records) $328,000 Public Records
• 2010-06-16 Sold (MLS) $328,000 HGMLS
• 2010-04-30 Delisted — HGMLS
• 2010-04-30 Price Changed $349,900 HGMLS
• 2010-03-17 Listed $328,000 HGMLS
• 1997-08-28 Sold (Public Records) $105,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $8,414 · -6.4% YoY. Source: county tax records.