26 E Catherine St · Nyack, NY 10960

$469,000

2 bd · 2.0 ba · 1,061 sqft · MultiFamily public records · 64 Days on market

Built 1927 2,614 sqft lot $442/sqft · 51% 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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 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

Welcome to 26 E Catherine Street, a well-maintained duplex located in the heart of the Village of Nyack. This versatile property offers a great opportunity for investors seeking reliable rental income as well as end-users looking for a home with an additional unit to offset expenses. The building features two thoughtfully arranged 2-bedroom units, each with its own private entrance and comfortable living spaces. The first-floor unit includes two bedrooms, a full bathroom, a bright living room, and an efficient kitchen. This unit is currently occupied with a monthly rent of $1,800, providing immediate income. The second-floor unit offers a bedroom plus an additional room used as a second bedroom, a full bathroom, living area, and kitchen, and is currently rented for $1,700 per month. Both units benefit from natural light, a practical layout, and well-kept interiors. The property has a history of steady tenancy and offers strong rental potential in a location known for convenience and walkability. Residents enjoy close proximity to Nyack’s vibrant downtown, including shops, dining, parks, public transportation, and waterfront attractions along the Hudson River. With its flexible configuration and established rental history, this duplex is an excellent option for those looking to invest, live with additional income, or hold for long-term growth in one of Rockland County’s most desirable river towns.

Key facts

• Practical layout
• Natural light
• Private entrance

Tags

• PRIVATE ENTRANCE
• NATURAL LIGHT
• PRACTICAL LAYOUT
• STRONG RENTAL POTENTIAL
• CLOSE PROXIMITY TO DOWNTOWN
• WALKABILITY

🏷️ Possibly a rental listed for sale. The $469,000 price doesn't fit this home's estimated sale value (~$954,752) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $469k.

Deal economics

• At list price, monthly cash flow is $60 ($717/yr) — positive. Per door: $30/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 $467k (0.5% below list).
• Recommended offer: $441k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.6% in Nyack — 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 76/100 on livability (#231 in NY, #3,632 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, cost of living F.
• Nyack Union Free School District (suburban): math 78% / reading 78% proficiency, ranked #62 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Liberty Elementary School (math 34% / reading 64%, grade D, #1,085 of 2,108 statewide, top 56%, 427 students, 47% FRL); Nyack Middle School (math 72% / reading 82%, grade A, #41 of 729 statewide, top 6%, 657 students, 39% FRL); Nyack Senior High School (math 92% / reading 72%, grade A, #452 of 1,100 statewide, top 44%, 877 students, 36% FRL) — zoned schools average 40% FRL vs 25% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 118 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 45% of the median local income ($126k/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 $3k of loan paydown is wiped out by about $14k 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 64 days — a 6% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $469k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $440,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 8.4

CMA / ARV

• ARV (median comp): $954,752
• List price: $469,000
• Delta: -50.88%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 High Ave	0.24mi	2/2.0	1,184 (+12%)	24mo	$550,000	$465	50

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 · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-56,925
• Equity at exit: $69,929

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $22,001
• Equity at exit: $40,551

Cash invested: $131,320 (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 10960

• Home prices YoY: -34.4%
• Rents YoY: 6.1%
• Active inventory: 118
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $4,668 high
• Mortgage (P&I): −$2,459
• Tax from tax record: −$973 /mo · $11,677/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $60

Break-even live

Break-even rent $4,592

Max offer price $469,000

Occupancy floor 94%

Sensitivity live

Price	-10% $325	-5% $192	+0% $60	+5% $-73	+10% $-206
Rent	-10% $-309	-5% $-125	+0% $60	+5% $244	+10% $428
Rate	-1.0pp $296	-0.5pp $179	base $60	+0.5pp $-62	+1.0pp $-185

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,668
Total (2 units)			$4,668

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 N Midland Ave Nyack, NY	1.0–2.0	1.5–2.5	1203	$4,550	$3.78	8d	5	0.09mi
6 E Catherine St Unit A Nyack, NY	3.0	2.0	1300	$3,950	$3.04	21d	1	0.12mi
119 Jackson Ave Unit 2 Nyack, NY	3.0	1.0	1250	$3,650	$2.92	46d	1	0.17mi
7 S Highland Ave Nyack, NY	1.0	1.5	850	$3,200	$3.76	0d	1	0.20mi
1 Haven Ct Unit N2A Nyack, NY	1.0	1.0	800	$2,300	$2.88	26d	1	0.22mi
197 Sickles Ave Nyack, NY	1.0	1.0	810	$2,688	$3.32	5d	1	0.23mi
118 Main St Unit 4 Nyack, NY	2.0	1.0	1250	$2,825	$2.26	46d	1	0.26mi
218 N Midland Ave Nyack, NY	2.0	1.0	950	$2,950	$3.11	46d	1	0.32mi
16 Francis Ave Unit 8C Nyack, NY	1.0	1.0	800	$2,750	$3.44	46d	1	0.34mi
85 Main St Unit 3rd Floor Nyack, NY	2.0	1.0	951	$3,250	$3.42	26d	1	0.36mi
12 N Broadway Unit 1st Floor Nyack, NY	2.0	1.0	1041	$2,800	$2.69	19d	1	0.36mi
20 Francis Ave Apt 10C Nyack, NY	1.0	1.0	800	$2,750	$3.44	46d	1	0.36mi
78 Burd St Nyack, NY	2.0	1.0	900	$2,500	$2.78	24d	1	0.36mi
58 Prospect St Nyack, NY	2.0	1.0	912	$3,200	$3.51	26d	1	0.37mi
85 Front St Unit 2 Nyack, NY	2.0	1.0	1000	$2,700	$2.70	5d	1	0.44mi
101 Gedney St Nyack, NY	3.0	1.0–2.0	1100	$4,267	$3.88	0d	1	0.53mi
8 W Broadway Nyack, NY	3.0	2.0	1214	$3,600	$2.97	26d	1	0.75mi
51 Willow Ave Nyack, NY	3.0	1.0	900	$2,450	$2.72	4d	1	0.81mi
166 Sierra Vista Ln Valley Cottage, NY	2.0	2.0	1064	$3,100	$2.91	46d	1	0.87mi
110 Sierra Vista Ln Valley Cottage, NY	2.0	1.5	1015	$2,900	$2.86	46d	1	0.95mi
292 Piermont Ave Nyack, NY	2.0	1.5	900	$2,975	$3.31	26d	1	1.16mi
418 Christian Herald Rd Unit 2 Valley Cottage, NY	1.0	1.0	1109	$2,350	$2.12	46d	1	1.29mi

Listing history 11 events

1. 2026-05-08
   price $469,000 1431-char remark

   Show marketing remark (1431 chars)

   Welcome to 26 E Catherine Street, a well-maintained duplex located in the heart of the Village of Nyack. This versatile property offers a great opportunity for investors seeking reliable rental income as well as end-users looking for a home with an additional unit to offset expenses. The building features two thoughtfully arranged 2-bedroom units, each with its own private entrance and comfortable living spaces. The first-floor unit includes two bedrooms, a full bathroom, a bright living room, and an efficient kitchen. This unit is currently occupied with a monthly rent of $1,800, providing immediate income. The second-floor unit offers a bedroom plus an additional room used as a second bedroom, a full bathroom, living area, and kitchen, and is currently rented for $1,700 per month. Both units benefit from natural light, a practical layout, and well-kept interiors. The property has a history of steady tenancy and offers strong rental potential in a location known for convenience and walkability. Residents enjoy close proximity to Nyack’s vibrant downtown, including shops, dining, parks, public transportation, and waterfront attractions along the Hudson River. With its flexible configuration and established rental history, this duplex is an excellent option for those looking to invest, live with additional income, or hold for long-term growth in one of Rockland County’s most desirable river towns.

2. 2026-04-13
   status Active 1431-char remark

   Show marketing remark (1431 chars)

   Welcome to 26 E Catherine Street, a well-maintained duplex located in the heart of the Village of Nyack. This versatile property offers a great opportunity for investors seeking reliable rental income as well as end-users looking for a home with an additional unit to offset expenses. The building features two thoughtfully arranged 2-bedroom units, each with its own private entrance and comfortable living spaces. The first-floor unit includes two bedrooms, a full bathroom, a bright living room, and an efficient kitchen. This unit is currently occupied with a monthly rent of $1,800, providing immediate income. The second-floor unit offers a bedroom plus an additional room used as a second bedroom, a full bathroom, living area, and kitchen, and is currently rented for $1,700 per month. Both units benefit from natural light, a practical layout, and well-kept interiors. The property has a history of steady tenancy and offers strong rental potential in a location known for convenience and walkability. Residents enjoy close proximity to Nyack’s vibrant downtown, including shops, dining, parks, public transportation, and waterfront attractions along the Hudson River. With its flexible configuration and established rental history, this duplex is an excellent option for those looking to invest, live with additional income, or hold for long-term growth in one of Rockland County’s most desirable river towns.

3. 2026-03-10
   listed $499,000 Active 1431-char remark

   Show marketing remark (1431 chars)

   Welcome to 26 E Catherine Street, a well-maintained duplex located in the heart of the Village of Nyack. This versatile property offers a great opportunity for investors seeking reliable rental income as well as end-users looking for a home with an additional unit to offset expenses. The building features two thoughtfully arranged 2-bedroom units, each with its own private entrance and comfortable living spaces. The first-floor unit includes two bedrooms, a full bathroom, a bright living room, and an efficient kitchen. This unit is currently occupied with a monthly rent of $1,800, providing immediate income. The second-floor unit offers a bedroom plus an additional room used as a second bedroom, a full bathroom, living area, and kitchen, and is currently rented for $1,700 per month. Both units benefit from natural light, a practical layout, and well-kept interiors. The property has a history of steady tenancy and offers strong rental potential in a location known for convenience and walkability. Residents enjoy close proximity to Nyack’s vibrant downtown, including shops, dining, parks, public transportation, and waterfront attractions along the Hudson River. With its flexible configuration and established rental history, this duplex is an excellent option for those looking to invest, live with additional income, or hold for long-term growth in one of Rockland County’s most desirable river towns.

4. 2026-03-02
   historical
5. 2025-11-24
   listed $549,000 Active
6. 2023-06-22
   soldstatus $100,000
7. 2011-03-11
   soldstatus $200,000
8. 2011-01-10
   price $225,000
9. 2011-01-10
   historical
10. 2010-10-26
    listed $200,000
11. 1986-04-01
    soldstatus $72,500

ⓘ 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: $11,677 · $973/mo
• Projected year-2 tax: $11,677 · $973/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $56,016
• − Mortgage interest: −$26,271
• − Property taxes: −$11,677
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,481
• − Management: −$4,481
• − Depreciation: −$13,644
• Taxable loss: −$6,884
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $2,369/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: Nyack Union Free School District
• NCES district ID: 3621480
• Math proficiency: 78% ▲ 8.00%
• Reading proficiency: 78% ▲ 17.00%
• Median HH income: $85,766
• Composite: 69.43/100
• National rank: #310
• State rank: #62 of 590 in NY

Livability — Nyack

• Score: 76/100
• State rank: #231
• US rank: #3632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nyack, NY
• County: Rockland County · 98,828 people
• City population: 15,251
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,251
• Household income: $125,789
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 643.0

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 0.61)
• Race & ethnicity: White 58% Black 17% Hispanic / Latino 16% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 74% English-only · Spanish 10% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -132.35%
• Current HPI: 252.9388
• Rent YoY: ▲ 6.09%
• 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

+546.9% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-24 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-22 Sold (Public Records) $100,000 Public Records
• 2011-03-11 Sold (MLS) $200,000 HGMLS
• 2011-01-10 Delisted — HGMLS
• 2011-01-10 Price Changed $225,000 HGMLS
• 2010-10-26 Listed $200,000 HGMLS
• 1986-04-01 Sold (Public Records) $72,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $11,677 · +6.8% YoY. Source: county tax records.