13 Waldron Ave · Nyack, NY 10960

$250,000

2 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 7 Days on market

Built 1942 5,663 sqft lot ↓ 3% since listing

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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 +18.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +5.9/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location Location Location is the main idea here. Come purchase to fixer upper and build your dream home here. This is a short sale subject to lender 3rd party approval. Home sold as is. Cash offers only.

Key facts

• 5,663 sq ft lot
• Built 1942
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.5% vs local median 2.5% 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); 116 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 6.1% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire 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 $250,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $669,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 High Ave	0.38mi	3/1.0 (+1)	1,450 (-0%)	7mo	$615,000	$424	71
4 Hall Ave	0.12mi	3/1.0 (+1)	1,650 (+13%)	1mo	$575,000	$348	67
275 High Ave	0.36mi	3/3.0 (+1)	1,400 (-4%)	3mo	$635,000	$454	62
2 Willow Ave	0.15mi	3/2.0 (+1)	1,350 (-7%)	13mo	$610,000	$452	61
180 Depew Ave	0.57mi	3/2.0 (+1)	1,426 (-2%)	8mo	$655,000	$459	54
127 Depew Ave	0.68mi	3/2.0 (+1)	1,480 (+2%)	9mo	$700,000	$473	50
81 Elysian Ave	0.60mi	3/2.0 (+1)	1,568 (+8%)	3mo	$751,000	$479	48
65 Washington St	0.64mi	3/2.0 (+1)	1,359 (-7%)	7mo	$690,000	$508	44
19 Front St	0.65mi	3/1.5 (+1)	1,436 (-2%)	19mo	$745,000	$519	44
37 S Mill St	0.68mi	3/1.0 (+1)	1,590 (+9%)	9mo	$601,000	$378	41
1 Crosby St	0.44mi	3/1.5 (+1)	1,243 (-15%)	9mo	$634,500	$510	40
221 N Midland Ave	0.72mi	3/2.0 (+1)	1,656 (+14%)	4mo	$595,000	$359	32

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-14,282
• Equity at exit: $37,276

10-year hold

• IRR: 8.5%
• Equity multiple: 1.76×
• Total profit: $53,131
• Equity at exit: $21,615

Cash invested: $70,000 (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: 116
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,118 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$799 /mo · $9,586/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $249

Break-even live

Break-even rent $2,803

Max offer price $250,000

Occupancy floor 87%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 W Broadway Nyack, NY	3.0	2.0	1214	$3,600	$2.97	24d	1	0.19mi
51 Willow Ave Nyack, NY	3.0	1.0	900	$2,450	$2.72	2d	1	0.31mi
6 N Midland Ave Nyack, NY	1.0–2.0	1.5–2.5	1203	$4,550	$3.78	6d	5	0.50mi
119 Jackson Ave Unit 2 Nyack, NY	3.0	1.0	1250	$3,650	$2.92	44d	1	0.66mi
218 N Midland Ave Nyack, NY	2.0	1.0	950	$2,950	$3.11	44d	1	0.67mi
6 E Catherine St Unit A Nyack, NY	3.0	2.0	1300	$3,950	$3.04	19d	1	0.68mi
166 Sierra Vista Ln Valley Cottage, NY	2.0	2.0	1064	$3,100	$2.91	44d	1	0.69mi
60 S Greenbush Rd West Nyack, NY	3.0	2.0	1518	$2,995	$1.97	12d	1	0.74mi
85 Front St Unit 2 Nyack, NY	2.0	1.0	1000	$2,700	$2.70	3d	1	0.74mi
58 Prospect St Nyack, NY	2.0	1.0	912	$3,200	$3.51	24d	1	0.75mi
110 Sierra Vista Ln Valley Cottage, NY	2.0	1.5	1015	$2,900	$2.86	44d	1	0.81mi
118 Main St Unit 4 Nyack, NY	2.0	1.0	1250	$2,825	$2.26	44d	1	0.82mi
85 Main St Unit 3rd Floor Nyack, NY	2.0	1.0	951	$3,250	$3.42	24d	1	0.91mi
78 Burd St Nyack, NY	2.0	1.0	900	$2,500	$2.78	22d	1	0.91mi
12 N Broadway Unit 1st Floor Nyack, NY	2.0	1.0	1041	$2,800	$2.69	17d	1	0.93mi
101 Gedney St Nyack, NY	3.0	1.0–2.0	1100	$4,200	$3.82	4d	1	1.11mi
418 Christian Herald Rd Unit 2 Valley Cottage, NY	1.0	1.0	1109	$2,350	$2.12	44d	1	1.15mi
292 Piermont Ave Nyack, NY	2.0	1.5	900	$2,975	$3.31	24d	1	1.41mi

Listing history 13 events

1. 2026-05-01
   status Pending
2. 2026-03-17
   price $250,000
3. 2026-03-15
   listed $195,000 Active
4. 2023-08-30
   historical
5. 2023-03-28
   listed $425,000 Active
6. 2019-08-21
   historical
7. 2019-07-14
   price $195,000
8. 2019-07-14
   status Active
9. 2019-05-24
   status Pending
10. 2019-02-27
    listed $159,000 Active
11. 2007-07-09
    soldstatus $380,000
12. 2004-10-04
    soldstatus $285,000
13. 2002-12-23
    soldstatus $259,000

ⓘ 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: $9,586 · $799/mo
• Projected year-2 tax: $9,586 · $799/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $37,421
• − Mortgage interest: −$14,004
• − Property taxes: −$9,586
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − Depreciation: −$7,273
• Taxable loss: −$680
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $3,157/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

• 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

-3.5% since first listed

13 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-15 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-03-28 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-07-14 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-05-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-02-27 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2007-07-09 Sold (Public Records) $380,000 Public Records
• 2004-10-04 Sold (Public Records) $285,000 Public Records
• 2002-12-23 Sold (Public Records) $259,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $9,586 · +2.9% YoY. Source: county tax records.