113 S Route 303 · Congers, NY 10920

$679,000

4 bd · 2.0 ba · 1,519 sqft · MultiFamily public records · 39 Days on market

Built 1869 10,019 sqft lot

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 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

Looking to Invest or are you a Handyman? Do not miss out on this duplex opportunity, property won't last as it is priced for a quick sale. Here you have two units to tailor to your desire and/or to what the market will yield. Investors Dream or also suitable for a savvy homeowner looking to buy low, invest and hold. Young roof, replaced approximately 6 years ago and lots of parking. Schedule your appointment today!

Key facts

• 0.23 acre lot
• 6 parking spots
• Built 1869

Property features AI

Exterior

• Parking: Driveway parking for six vehicles
• Utilities: Electric service with Orange & Rockland; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Duplex
• Construction: Other foundation
• Exterior features: Vinyl siding; Other construction materials; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement with Bilco doors; Pull-down attic stairs; In-unit laundry
• Laundry & utility: Washer/dryer located in unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $679k.

Deal economics

• At list price, monthly cash flow is $-688 ($-8k/yr) — negative. Per door: $-344/mo.
• To cash-flow at today's rent, offer at most $557k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $514k (24.4% below list).
• Recommended offer: $514k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Lakewood Elementary School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 430 students, 23% 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).
• Market conditions: 43 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 $5k of loan paydown is wiped out by about $20k 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 39 days — a 3% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $280k; list at $679k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1869 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $513,500 (24.4% 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 39 days. Have you received any prior offers? Is the seller open to a 24% 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 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

• ARV (median comp): $1,581,677
• List price: $679,000
• Delta: -57.07%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-153,745
• Equity at exit: $101,241

10-year hold

• IRR: -18.5%
• Equity multiple: 0.00×
• Total profit: $-189,867
• Equity at exit: $58,708

Cash invested: $190,120 (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: 43
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $5,135 high
• Mortgage (P&I): −$3,561
• Tax from tax record: −$901 /mo · $10,813/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $-688

Break-even live

Break-even rent $6,006

Max offer price $557,439

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,136
Total (2 units)			$5,135

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: $169,750
• Closing costs: $20,370
• 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	1d	1	0.99mi

Listing history 23 events

1. 2026-06-18
   days on market $679,000 Active 39 DOM
2. 2026-06-17
   remarks 364-char remark
3. 2026-06-17
   price $679,000 Active 38 DOM
4. 2026-06-17
   days on market $699,000 Active 38 DOM
5. 2026-06-16
   days on market $699,000 Active 37 DOM
6. 2026-06-15
   days on market $699,000 Active 36 DOM
7. 2026-06-13
   days on market $699,000 Active 34 DOM
8. 2026-06-09
   days on market $699,000 Active 30 DOM
9. 2026-06-08
   days on market $699,000 Active 29 DOM
10. 2026-06-07
    days on market $699,000 Active 28 DOM
11. 2026-06-04
    days on market $699,000 Active 25 DOM
12. 2026-06-03
    days on market $699,000 Active 24 DOM
13. 2026-06-02
    days on market $699,000 Active 23 DOM
14. 2026-06-01
    days on market $699,000 Active 22 DOM
15. 2026-05-31
    days on market $699,000 Active 21 DOM
16. 2026-05-11
    listed $699,000 Active 345-char remark
17. 2026-05-08
    historical $699,000 345-char remark
18. 2020-03-18
    soldstatus $280,000
19. 2020-03-14
    soldstatus $280,000 Sold 423-char remark

    Show marketing remark (423 chars)

    Looking to Invest or are you a Handyman? Do not miss out on this duplex opportunity, property won't last as it is priced for a quick sale. Here you have two units to tailor to your desire and/or to what the market will yield. Investors Dream or also suitable for a savvy homeowner looking to buy low, invest and hold. Young roof, replaced approximately 6 years ago and lots of parking. Schedule your appointment today!

20. 2020-01-09
    status Pending 423-char remark

    Show marketing remark (423 chars)

    Looking to Invest or are you a Handyman? Do not miss out on this duplex opportunity, property won't last as it is priced for a quick sale. Here you have two units to tailor to your desire and/or to what the market will yield. Investors Dream or also suitable for a savvy homeowner looking to buy low, invest and hold. Young roof, replaced approximately 6 years ago and lots of parking. Schedule your appointment today!

21. 2019-11-07
    listed $345,000 Active 423-char remark

    Show marketing remark (423 chars)

    Looking to Invest or are you a Handyman? Do not miss out on this duplex opportunity, property won't last as it is priced for a quick sale. Here you have two units to tailor to your desire and/or to what the market will yield. Investors Dream or also suitable for a savvy homeowner looking to buy low, invest and hold. Young roof, replaced approximately 6 years ago and lots of parking. Schedule your appointment today!

22. 2018-02-16
    historical
23. 2018-02-08
    listed $399,000 Active

ⓘ 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: $10,813 · $901/mo
• Projected year-2 tax: $11,144 · $929/mo
• Expected delta: +$331/yr (+$28/mo · 3.1%)

ⓘ 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 5/10 Major 26% 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: $61,620
• − Mortgage interest: −$38,035
• − Property taxes: −$10,813
• − Insurance: −$3,395
• − Repairs & maintenance: −$4,930
• − Management: −$4,930
• − Depreciation: −$19,753
• Taxable loss: −$20,235
• Est. tax savings @ 24.0%: +$4,856
• After-tax cash flow: $-3,401/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

+70.2% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $679,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $699,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-18 Sold (Public Records) $280,000 Public Records
• 2020-03-14 Sold (MLS) $280,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-11-07 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-08 Listed $399,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $10,813 · +5.6% YoY. Source: county tax records.