100 Dowd St Unit D8 · Haverstraw, NY 10927

$224,000

1 bd · 1.0 ba · 746 sqft · Condo · 33 Days on market

Built 1967 $320/mo HOA · 12% of rent

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.5/10.0
• Rent growth +4.4/5.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL ONE BEDROOM CONDO W/ SEASONAL RIVER VIEWS. RENV 2002. NEW KITCH, BATH, W/ LOTS OF CLOSET SPACE & COMMON STORAGE W/ CONVENIENCE OF FULL LAUNDRY ACROSS HALL. PRIVATE PATIO. UNIT IS MINT!!!

Key facts

• Ample cabinetry
• Refreshed bathroom
• Private patio

Tags

• MOVE IN READY
• PRIVATE PATIO
• AMPLE CABINETRY
• ABUNDANT CLOSETS
• REFRESHED BATHROOM
• LAUNDRY RM ON SAME FLOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $224k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $217k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.2% in Haverstraw — 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 57/100 on livability (#1,087 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, amenities F, commute 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: West Haverstraw Elementary School (math 22% / reading 37%, grade F, #1,729 of 2,108 statewide, top 84%, 742 students, 22% 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 7% FRL vs 40% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.6%/yr); 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 44% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 + 7.6% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $136k; list at $224k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.22% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,317
• Equity at exit: $33,399

10-year hold

• IRR: 13.0%
• Equity multiple: 2.29×
• Total profit: $80,965
• Equity at exit: $19,367

Cash invested: $62,720 (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 10927

• Home prices YoY: -23.6%
• Rents YoY: 7.6%
• Active inventory: 50
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,731 medium
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$320
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $290

Break-even live

Break-even rent $2,365

Max offer price $224,000

Occupancy floor 84%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 West St Unit 213 Haverstraw, NY	1.0	1.0	461	$1,950	$4.23	24d	1	1.14mi
1100 Admirals Cove Blvd Haverstraw, NY	2.0	1.0–2.0	887	$4,145	$4.67	1d	36	1.47mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-03
   status Pending
2. 2026-03-12
   price $224,000
3. 2026-03-01
   listed $235,000 Active
4. 2003-11-18
   soldstatus $136,000 202-char remark

   Show marketing remark (202 chars)

   BEAUTIFUL ONE BEDROOM CONDO W/ SEASONAL RIVER VIEWS. RENV 2002. NEW KITCH, BATH, W/ LOTS OF CLOSET SPACE & COMMON STORAGE W/ CONVENIENCE OF FULL LAUNDRY ACROSS HALL. PRIVATE PATIO. UNIT IS MINT!!!

5. 2003-09-17
   historical 202-char remark

   Show marketing remark (202 chars)

   BEAUTIFUL ONE BEDROOM CONDO W/ SEASONAL RIVER VIEWS. RENV 2002. NEW KITCH, BATH, W/ LOTS OF CLOSET SPACE & COMMON STORAGE W/ CONVENIENCE OF FULL LAUNDRY ACROSS HALL. PRIVATE PATIO. UNIT IS MINT!!!

6. 2003-08-13
   listed $136,000 202-char remark

   Show marketing remark (202 chars)

   BEAUTIFUL ONE BEDROOM CONDO W/ SEASONAL RIVER VIEWS. RENV 2002. NEW KITCH, BATH, W/ LOTS OF CLOSET SPACE & COMMON STORAGE W/ CONVENIENCE OF FULL LAUNDRY ACROSS HALL. PRIVATE PATIO. UNIT IS MINT!!!

7. 2002-12-06
   soldstatus $123,500 60-char remark

   Show marketing remark (60 chars)

   LOVELY UNIT READY FOR IMMED OCCUPANCY. SEASONAL RIVER VIEWS.

8. 2002-11-22
   price $130,000 60-char remark

   Show marketing remark (60 chars)

   LOVELY UNIT READY FOR IMMED OCCUPANCY. SEASONAL RIVER VIEWS.

9. 2002-11-22
   historical 60-char remark

   Show marketing remark (60 chars)

   LOVELY UNIT READY FOR IMMED OCCUPANCY. SEASONAL RIVER VIEWS.

10. 2002-07-18
    listed $123,500 60-char remark

    Show marketing remark (60 chars)

    LOVELY UNIT READY FOR IMMED OCCUPANCY. SEASONAL RIVER VIEWS.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $32,776
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$3,840
• − Depreciation: −$6,516
• Taxable income: $148
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $3,441/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 — Haverstraw

• Score: 57/100
• State rank: #1087
• US rank: #21649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haverstraw, NY
• County: Rockland County · 98,828 people
• City population: 12,325
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,325
• Household income: $75,167
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 791.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 24% White 18% Black 17% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 32%
• Common ancestry: Hispanic 5% Romanian 1% Scotch-Irish 1%
• Foreign-born: 43% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 53% French/Haitian/Cajun 6% Other Asian/Pacific 2%

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: ▼ -73.63%
• Current HPI: 238.4313
• Rent YoY: ▲ 7.62%
• 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

+81.4% since first listed

10 events — show timeline

• 2026-04-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $224,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2003-11-18 Sold (MLS) $136,000 HGMLS
• 2003-09-17 Delisted — HGMLS
• 2003-08-13 Listed $136,000 HGMLS
• 2002-12-06 Sold (MLS) $123,500 HGMLS
• 2002-11-22 Delisted — HGMLS
• 2002-11-22 Price Changed $130,000 HGMLS
• 2002-07-18 Listed $123,500 HGMLS