32 Brownsell Ave · West Haverstraw, NY 10993

$389,000

3 bd · 1.5 ba · 1,395 sqft · Townhouse public records · 93 Days on market

Built 1965 1,742 sqft lot $279/sqft · 8% below area Est $424k · 8% under

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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 +11.9/30.0
• ARV discount +11.2/15.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

Key facts

• Private backyard
• Close to shopping
• Close to highways

Tags

• PRIVATE BACKYARD
• DRIVEWAY WITH PARKING
• CLOSE TO SHOPPING
• CLOSE TO TRANSPORTATION
• CLOSE TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $389k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (15.9% below list).
• Recommended offer: $327k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.8% in West 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 65/100 on livability (#702 in NY) — a middle-class / working-renter tenant base. Strengths: housing A, health & safety A, employment A-; 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: 23 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 93 days — a 9% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $389k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $327,339 (15.9% 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 93 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $423,500
• List price: $389,000
• Delta: -8.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Brownsell Ave	0.03mi	3/1.5	1,404 (+1%)	17mo	$370,000	$264	84
130 Roosevelt Dr	0.11mi	3/2.0	1,404 (+1%)	16mo	$450,000	$321	79
21 Zugibe Ct	0.23mi	3/2.5	1,350 (-3%)	12mo	$435,000	$322	70
48 Zugibe Ct	0.29mi	3/2.5	1,350 (-3%)	10mo	$460,000	$341	69
20 Ossman Ct	0.38mi	3/2.5	1,350 (-3%)	16mo	$435,000	$322	60
20 Overlook Rd	0.34mi	4/1.5 (+1)	1,480 (+6%)	12mo	$415,000	$280	59
59 Roosevelt Dr	0.03mi	4/1.5 (+1)	1,600 (+15%)	13mo	$375,000	$234	58
16 Mclaughlin Ave	0.07mi	4/1.5 (+1)	1,600 (+15%)	12mo	$400,000	$250	57
81 Village Ml	0.75mi	3/1.5	1,362 (-2%)	12mo	$395,000	$290	51
14 Fahey Dr	0.48mi	2/1.5 (-1)	1,528 (+10%)	17mo	$415,000	$272	43
94 Halgren Cres	0.46mi	3/1.5	1,600 (+15%)	14mo	$435,000	$272	42
100 Dowd St Unit C12	0.69mi	2/1.0 (-1)	1,198 (-14%)	9mo	$355,000	$296	29

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-69,502
• Equity at exit: $58,001

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-68,711
• Equity at exit: $33,634

Cash invested: $108,920 (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 10993

• Home prices YoY: -14.4%
• Active inventory: 23
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,273 high
• Mortgage (P&I): −$2,040
• Tax est. 1.5%: −$486 /mo · $5,835/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $-102

Break-even live

Break-even rent $3,403

Max offer price $374,195

Occupancy floor 98%

Sensitivity live

Price	-10% $167	-5% $32	+0% $-102	+5% $-237	+10% $-371
Rent	-10% $-361	-5% $-232	+0% $-102	+5% $27	+10% $156
Rate	-1.0pp $94	-0.5pp $-3	base $-102	+0.5pp $-203	+1.0pp $-306

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1404	$3,600	$2.56	45d	1	0.09mi
12 Roosevelt Dr West Haverstraw, NY	3.0	1.5	1400	$3,600	$2.57	18d	1	0.13mi
11 Brush Ct Garnerville, NY	2.0	1.0	1100	$2,500	$2.27	9d	1	0.24mi
1 Kensington Cir Haverstraw, NY	1.0–2.0	1.0	1017	$2,975	$2.92	0d	3	0.28mi
156 Coolidge St Haverstraw, NY	3.0	1.5	1600	$3,200	$2.00	22d	1	0.37mi
58 Samsondale Ave Unit A West Haverstraw, NY	3.0	2.0	1512	$3,300	$2.18	21d	1	0.45mi
56 Coolidge St Unit 2 Haverstraw, NY	4.0	1.5	1400	$3,500	$2.50	6d	1	0.52mi
56 Coolidge St Haverstraw, NY	3.0	1.5	1440	$3,500	$2.43	13d	1	0.52mi
27-29-31 Lakeview Ct Unit 29 Haverstraw, NY	2.0	1.0	1200	$2,550	$2.12	12d	1	0.58mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	26d	1	0.59mi
42 Peck St West Haverstraw, NY	2.0	2.0	1000	$2,950	$2.95	45d	1	0.63mi
22 Westside Ave Haverstraw, NY	3.0	2.0	1260	$3,200	$2.54	45d	1	0.84mi
100 Westside Ave Unit 2 Haverstraw, NY	3.0	1.0	1492	$2,485	$1.67	0d	1	0.86mi
19 Conger Ave Unit 2 Haverstraw, NY	2.0	1.0	900	$2,750	$3.06	45d	1	1.30mi
6 Quelch Ave Stony Point, NY	2.0	1.0	1020	$2,100	$2.06	45d	1	1.34mi

Listing history 15 events

1. 2026-06-16
   days on market $389,000 Active 93 DOM
2. 2026-06-15
   days on market $389,000 Active 92 DOM
3. 2026-06-13
   days on market $389,000 Active 90 DOM
4. 2026-06-10
   statusdays on market $389,000 Active 86 DOM
5. 2026-04-16
   status Active
6. 2026-01-29
   price $389,000
7. 2026-01-08
   listed $375,000 Active
8. 2016-09-30
   soldstatus $155,000
9. 2016-09-20
   price $155,000 571-char remark

   Show marketing remark (571 chars)

   Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

10. 2016-09-20
    soldstatus $155,000 Sold 571-char remark

    Show marketing remark (571 chars)

    Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

11. 2016-09-20
    soldstatus $155,000

    Show marketing remark (571 chars)

    Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

12. 2016-07-28
    historical Pending 571-char remark

    Show marketing remark (571 chars)

    Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

13. 2016-07-28
    price $159,000 571-char remark

    Show marketing remark (571 chars)

    Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

14. 2016-07-19
    listed $159,000 Active 571-char remark

    Show marketing remark (571 chars)

    Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

15. 2016-07-19
    listed $159,000

    Show marketing remark (571 chars)

    Move right into this Sun-filled spotless home with updated appliances. Central Air & Heating System well maintained, hot water heater (09). Eat-in-kitchen, Formal Dining Rm, Large Living Rm with Sliding Glass Door going out to beautiful fenced in backyard with patio. 3 Bedrooms upstairs all have ceiling fans (total of 7 ceiling fans in all). Master Bed Rm has lots of closets including a Walk-In. Hardwood floors throughout. 1 Bath, 1 Lavatory. Close to shops, transportation, marinas, Bear Mt. , beautiful Bowline Park on the Hudson River, Golf and so much more.

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 16 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: $39,281
• − Mortgage interest: −$21,790
• − Property taxes: −$5,835
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,142
• − Management: −$3,142
• − Depreciation: −$11,316
• Taxable loss: −$7,891
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $666/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 — West Haverstraw

• Score: 65/100
• State rank: #702
• US rank: #13232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Haverstraw, NY
• City population: 13,418
• Population (ZIP): 4,230

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% White 24% Two or more races 17% Black 14% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 40%
• Common ancestry: Hispanic 2%
• Foreign-born: 28% · Canada
• Languages at home: 44% English-only · Spanish 45% French/Haitian/Cajun 8% Other Indo-European 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: ▼ -43.34%
• Current HPI: 256.5515
• 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

+144.7% since first listed

11 events — show timeline

• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $389,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-30 Sold (Public Records) $155,000 Public Records
• 2016-09-20 Sold (MLS) $155,000 HGMLS
• 2016-09-20 Price Changed $155,000 HGMLS
• 2016-09-20 Sold (MLS) $155,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-28 Contingent — HGMLS
• 2016-07-28 Price Changed $159,000 HGMLS
• 2016-07-19 Listed $159,000 HGMLS
• 2016-07-19 Listed $159,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $20,142 · +43.0% YoY. Source: county tax records.