5 Oakdale Mnr Unit L17 · Suffern, NY 10901

$140,000

2 bd · 1.0 ba · 900 sqft · Condo · 324 Days on market

Built 1968 Good condition $156/sqft · 64% below area $1297/mo HOA · 47% of rent

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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 +10.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous opportunity to own a large 2-bedroom apartment in Suffern! Ground floor unit, just walk right in to your spacious apartment. Neat as a pin. Large living room with dining area, ideal space for entertaining. Lovely galley kitchen with a window. Good-sized bedroom leading to your family bath and your spacious master bedroom.

Key facts

• Ground floor unit
• Galley kitchen
• Dining area

Tags

• GROUND FLOOR UNIT
• LARGE LIVING ROOM
• DINING AREA
• GALLEY KITCHEN
• FAMILY BATH
• SPACIOUS MASTER BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-78 ($-937/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (8.1% below list).
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 2.9% 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: Richard P Connor Elementary School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 383 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: 326 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 31% 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 $968 of loan paydown is wiped out by about $4k 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 324 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $123,200 (12.0% 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 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.98% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 4.2

CMA / ARV

• ARV (median comp): $386,221
• List price: $140,000
• Delta: -63.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Cross St #310	0.17mi	2/2.0	1,111 (+23%)	1mo	$390,000	$351	63
3 Cross St #104	0.17mi	2/2.0	1,111 (+23%)	2mo	$390,000	$351	62
50 Bon Aire Cir Unit C-16	1.18mi	1/1.0 (-1)	923 (+3%)	0mo	$279,000	$302	56
16 Milford Ln Unit 7R	1.15mi	2/1.0	849 (-6%)	0mo	$300,000	$353	55
5 Oakdale Mnr Unit L14	0.32mi	1/1.0 (-1)	725 (-19%)	0mo	$107,000	$148	55
198 Doxbury Ln	0.99mi	2/2.0	967 (+7%)	1mo	$355,000	$367	48
220 Parkside Dr #220	1.14mi	1/1.0 (-1)	832 (-8%)	1mo	$162,000	$195	46
68 Parkside Dr #68	1.01mi	2/1.5	1,100 (+22%)	0mo	$220,000	$200	38
95 Parkside Dr	1.10mi	2/1.5	1,051 (+17%)	1mo	$308,000	$293	37
120 Parkside #120	1.09mi	2/1.5	1,100 (+22%)	2mo	$245,000	$223	37
17 Revere Ct #2413	1.32mi	2/1.5	1,100 (+22%)	2mo	$215,000	$195	37
9 Oxford Ct #7908	1.19mi	2/1.5	1,100 (+22%)	2mo	$220,000	$200	36

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-26,822
• Equity at exit: $20,874

10-year hold

• IRR: -10.8%
• Equity multiple: 0.33×
• Total profit: $-26,355
• Equity at exit: $12,105

Cash invested: $39,200 (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: 326
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,768 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$1,297
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-78

Break-even live

Break-even rent $2,866

Max offer price $128,697

Occupancy floor 98%

Sensitivity live

Price	-10% $19	-5% $-30	+0% $-78	+5% $-126	+10% $-175
Rent	-10% $-297	-5% $-187	+0% $-78	+5% $31	+10% $141
Rate	-1.0pp $-8	-0.5pp $-43	base $-78	+0.5pp $-114	+1.0pp $-151

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Park Ave Unit 3D Suffern, NY	1.0	1.0	856	$2,225	$2.60	11d	1	0.12mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,250	$2.60	7d	1	0.12mi
35 Park Ave Unit 6G Suffern, NY	1.0	1.0	865	$2,349	$2.72	11d	1	0.12mi
35 Park Ave Suffern, NY	1.0	1.0	858	$2,175	$2.53	18d	4	0.12mi
10-12 Chestnut St Unit B104 Suffern, NY	2.0	1.5	1100	$2,850	$2.59	54d	1	0.14mi
10 Chestnut St Unit A207 Suffern, NY	2.0	1.5	891	$2,700	$3.03	83d	1	0.15mi
10 Chestnut St Apt A202 Suffern, NY	2.0	1.5	900	$2,700	$3.00	0d	1	0.15mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	89d	1	0.15mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$5,200	$6.00	0d	5	0.17mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	116d	1	0.24mi
15 Washington Ave Unit 102 Suffern, NY	1.0	1.0	687	$2,700	$3.93	67d	1	0.25mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	73d	1	0.27mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	120d	1	0.27mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	97d	4	0.27mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	120d	1	0.27mi
15 Washington Ave Suffern, NY	1.0	1.0	830	$2,800	$3.37	67d	3	0.27mi
15 Washington Ave Unit 307 Suffern, NY	1.0	1.0	974	$3,200	$3.29	51d	1	0.27mi
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	69d	1	0.27mi
5 Wayne Ave Suffern, NY	2.0	1.0	916	$2,400	$2.62	94d	1	0.27mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	76d	1	0.27mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	94d	1	0.36mi
6 Pavilion Rd Suffern, NY	2.0	1.5	960	$3,300	$3.44	89d	1	0.36mi
18 Pavilion Ridge Way Unit 7 Suffern, NY	2.0	1.0	960	$2,500	$2.60	33d	1	0.40mi
18 Pavilion Ridge Way Unit 17 Suffern, NY	1.0	1.0	735	$2,150	$2.93	57d	1	0.40mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	120d	1	0.43mi
16 Pavilion Ridge Way Unit 6 Suffern, NY	1.0	1.0	730	$2,150	$2.95	51d	1	0.43mi
21 Pavilion Rd Unit 21 Suffern, NY	1.0	1.0	700	$1,995	$2.85	69d	1	0.51mi
8 Park Ave Unit B Suffern, NY	3.0	1.0	1000	$2,800	$2.80	139d	1	1.03mi
15 Lake Ave Unit B Hillburn, NY	2.0	1.0	880	$2,400	$2.73	93d	1	1.05mi
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	139d	1	1.13mi
24 Milford Ln Suffern, NY	2.0	1.5	886	$2,400	$2.71	51d	1	1.14mi
68 Bon Aire Cir Unit P 10 Suffern, NY	1.0	1.0	1026	$2,150	$2.10	7d	1	1.16mi
139 2nd St Unit 137 Mahwah, NJ	2.0	1.0	624	$2,195	$3.52	88d	1	1.17mi
2 Oxford Ct #8012 Suffern, NY	1.0	1.0	850	$1,850	$2.18	74d	1	1.23mi
7 Essex Ln Apt B3 Suffern, NY	1.0	1.0	871	$2,100	$2.41	35d	1	1.25mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,300	$2.67	9d	1	1.27mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	113d	1	1.27mi
10 Lenox Ct #807 Suffern, NY	1.0	1.0	800	$2,350	$2.94	0d	1	1.32mi

HOA detail $1,297/mo · $15,564/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-08-20
   price $140,000 Active 324 DOM
2. 2026-08-20
   days on market $145,000 Active 324 DOM
3. 2026-08-19
   days on market $145,000 Active 323 DOM
4. 2026-08-18
   days on market $145,000 Active 322 DOM
5. 2026-08-17
   days on market $145,000 Active 321 DOM
6. 2026-08-16
   days on market $145,000 Active 320 DOM
7. 2026-08-15
   days on market $145,000 Active 319 DOM
8. 2026-08-14
   days on market $145,000 Active 318 DOM
9. 2026-08-13
   days on market $145,000 Active 317 DOM
10. 2026-08-12
    days on market $145,000 Active 316 DOM
11. 2026-08-11
    days on market $145,000 Active 315 DOM
12. 2026-08-10
    days on market $145,000 Active 314 DOM
13. 2026-08-09
    status $145,000 Active 313 DOM
14. 2026-07-02
    status $145,000 Pending 313 DOM
15. 2026-07-01
    days on market $145,000 Active 313 DOM
16. 2026-06-30
    days on market $145,000 Active 312 DOM
17. 2026-06-29
    days on market $145,000 Active 311 DOM
18. 2026-06-28
    days on market $145,000 Active 310 DOM
19. 2026-06-27
    days on market $145,000 Active 309 DOM
20. 2026-06-26
    days on market $145,000 Active 308 DOM
21. 2026-06-24
    days on market $145,000 Active 306 DOM
22. 2026-06-22
    days on market $145,000 Active 304 DOM
23. 2026-06-21
    days on market $145,000 Active 303 DOM
24. 2026-06-18
    days on market $145,000 Active 300 DOM
25. 2026-06-17
    days on market $145,000 Active 299 DOM
26. 2026-06-16
    days on market $145,000 Active 298 DOM
27. 2026-06-15
    days on market $145,000 Active 297 DOM
28. 2026-06-13
    days on market $145,000 Active 295 DOM
29. 2026-06-09
    days on market $145,000 Active 291 DOM
30. 2026-06-08
    days on market $145,000 Active 290 DOM
31. 2026-06-07
    days on market $145,000 Active 289 DOM
32. 2026-06-04
    days on market $145,000 Active 286 DOM
33. 2026-06-03
    days on market $145,000 Active 285 DOM
34. 2026-06-02
    days on market $145,000 Active 284 DOM
35. 2026-06-01
    days on market $145,000 Active 283 DOM
36. 2026-05-31
    days on market $145,000 Active 282 DOM
37. 2026-04-10
    price $154,900 332-char remark

    Show marketing remark (332 chars)

    Fabulous opportunity to own a large 2-bedroom apartment in Suffern! Ground floor unit, just walk right in to your spacious apartment. Neat as a pin. Large living room with dining area, ideal space for entertaining. Lovely galley kitchen with a window. Good-sized bedroom leading to your family bath and your spacious master bedroom.

38. 2025-12-17
    price $174,000 332-char remark

    Show marketing remark (332 chars)

    Fabulous opportunity to own a large 2-bedroom apartment in Suffern! Ground floor unit, just walk right in to your spacious apartment. Neat as a pin. Large living room with dining area, ideal space for entertaining. Lovely galley kitchen with a window. Good-sized bedroom leading to your family bath and your spacious master bedroom.

39. 2025-08-21
    listed $179,900 Active 332-char remark

    Show marketing remark (332 chars)

    Fabulous opportunity to own a large 2-bedroom apartment in Suffern! Ground floor unit, just walk right in to your spacious apartment. Neat as a pin. Large living room with dining area, ideal space for entertaining. Lovely galley kitchen with a window. Good-sized bedroom leading to your family bath and your spacious master bedroom.

40. 2025-04-07
    listed $185,000 Active
41. 2025-03-29
    historical
42. 2023-06-16
    soldstatus $95,000 Closed
43. 2023-03-08
    status Pending
44. 2022-12-13
    listed $105,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,211
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − HOA: −$15,564
• − Depreciation: −$4,073
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $-366/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

A well-maintained and spacious 2-bedroom condo with good curb appeal and potential for further updates to increase its value.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and property value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and is easier to maintain ↑
• Both Install modern lighting fixtures — Enhances the overall look and feel of the home ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Richard P Connor Elementary School C- NY #988/2,108 Nat'l #11,263/41,679 Middle Suffern Middle School D- NY #370/729 Nat'l #5,160/14,009 High Suffern Senior High School A+ NY #76/1,100 Nat'l #108/17,239

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

C Composite livability gradescore 68/100

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 · 339,642 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: 11% of renters

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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%

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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%

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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

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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

+47.5% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $154,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $174,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Listed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2025-04-07 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-29 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $95,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-12-13 Listed $105,000 OneKey® MLS as Distributed by MLS Grid