196 E Townline Rd · Nanuet, NY 10994

$785,000

3 bd · 2.5 ba · 2,896 sqft · SingleFamily public records · 71 Days on market

Built 1963 0.52 ac lot $271/sqft · 20% below area Est $982k · 20% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +6.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 196 E. Townline Rd in West Nyack. This meticulously maintained 2,896 sq ft home offers spacious, open living with 3 bedrooms and 3 bathrooms, set on .52 acres. The property features a large bonus room with an adjacent solarium overlooking a private backyard oasis complete with an in-ground swimming pool. A finished walk-out lower level provides additional living space and includes a wood-burning fireplace. Conveniently located with easy access to major roadways, shopping, and transportation to NYC. This exceptional home offers a rare combination of space, features, and location. A truly special offering.

Key facts

• 0.52 acre lot
• Pool
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $785k.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (55.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (60.1% below list).
• Recommended offer: $314k (60.1% below list) — sets the bar for 1% rule.
• Cap rate 1.1% vs local median 2.3% in Nanuet — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#466 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Clarkstown Central School District (suburban): math 72% / reading 75% proficiency, ranked #66 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 46 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $24k 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 71 days — a 6% lower offer ($738k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $785k implies a 583% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,520 (60.1% 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 71 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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 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?
7. 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?
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 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: 0.40% ✗
• Cap rate: 1.06%
• Cash-on-cash: -18.70%
• DSCR: 0.17
• GRM: 20.9

CMA / ARV

• ARV (median comp): $981,880
• List price: $785,000
• Delta: -20.05%
• 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
36 Bridge Rd	0.07mi	4/2.5 (+1)	3,020 (+4%)	10mo	$999,999	$331	76
12 Bridge Rd	0.23mi	4/2.5 (+1)	2,949 (+2%)	11mo	$980,000	$332	72
30 Bridge Rd	0.11mi	4/2.5 (+1)	2,767 (-4%)	16mo	$875,000	$316	70
5 Marycrest Rd	0.38mi	4/3.0 (+1)	2,926 (+1%)	8mo	$999,000	$341	67
251 Sickletown Rd	0.48mi	3/3.0	2,810 (-3%)	11mo	$976,000	$347	61
18 Daisy Ct	0.51mi	4/2.5 (+1)	2,778 (-4%)	10mo	$980,000	$353	56
8 Argow Pl	0.43mi	4/2.5 (+1)	2,600 (-10%)	8mo	$875,000	$337	51
135 Rose Rd	0.63mi	4/3.0 (+1)	2,992 (+3%)	12mo	$825,000	$276	48
262 E Townline Rd	0.34mi	4/3.5 (+1)	2,662 (-8%)	23mo	$910,000	$342	42
40 Pittsford Way	0.74mi	4/3.0 (+1)	2,588 (-11%)	1mo	$750,000	$290	40
290 E Townline Rd	0.54mi	4/3.5 (+1)	3,200 (+10%)	13mo	$1,450,000	$453	37
11 Jockey Hollow Dr	0.71mi	4/2.5 (+1)	2,559 (-12%)	17mo	$789,000	$308	28

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: -54.2%
• Equity multiple: -0.57×
• Total profit: $-345,007
• Equity at exit: $117,046

10-year hold

• IRR: —
• Equity multiple: -1.64×
• Total profit: $-579,938
• Equity at exit: $67,872

Cash invested: $219,800 (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 10994

• Active inventory: 46
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $3,135 medium
• Mortgage (P&I): −$4,117
• Tax from tax record: −$1,458 /mo · $17,498/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-3,425

Break-even live

Break-even rent $7,471

Max offer price $349,958

Occupancy floor —

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $785,000 Active 71 DOM
2. 2026-06-17
   days on market $785,000 Active 70 DOM
3. 2026-06-16
   days on market $785,000 Active 69 DOM
4. 2026-06-15
   days on market $785,000 Active 68 DOM
5. 2026-06-13
   days on market $785,000 Active 66 DOM
6. 2026-06-09
   days on market $785,000 Active 62 DOM
7. 2026-06-08
   days on market $785,000 Active 61 DOM
8. 2026-06-07
   days on market $785,000 Active 60 DOM
9. 2026-06-04
   days on market $785,000 Active 57 DOM
10. 2026-06-03
    days on market $785,000 Active 56 DOM
11. 2026-06-02
    days on market $785,000 Active 55 DOM
12. 2026-06-01
    days on market $785,000 Active 54 DOM
13. 2026-05-31
    days on market $785,000 Active 53 DOM
14. 2026-05-07
    price $785,000 623-char remark

    Show marketing remark (623 chars)

    Welcome to 196 E. Townline Rd in West Nyack. This meticulously maintained 2,896 sq ft home offers spacious, open living with 3 bedrooms and 3 bathrooms, set on .52 acres. The property features a large bonus room with an adjacent solarium overlooking a private backyard oasis complete with an in-ground swimming pool. A finished walk-out lower level provides additional living space and includes a wood-burning fireplace. Conveniently located with easy access to major roadways, shopping, and transportation to NYC. This exceptional home offers a rare combination of space, features, and location. A truly special offering.

15. 2026-04-13
    price $799,000 623-char remark

    Show marketing remark (623 chars)

    Welcome to 196 E. Townline Rd in West Nyack. This meticulously maintained 2,896 sq ft home offers spacious, open living with 3 bedrooms and 3 bathrooms, set on .52 acres. The property features a large bonus room with an adjacent solarium overlooking a private backyard oasis complete with an in-ground swimming pool. A finished walk-out lower level provides additional living space and includes a wood-burning fireplace. Conveniently located with easy access to major roadways, shopping, and transportation to NYC. This exceptional home offers a rare combination of space, features, and location. A truly special offering.

16. 2026-04-09
    listed $859,000 Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to 196 E. Townline Rd in West Nyack. This meticulously maintained 2,896 sq ft home offers spacious, open living with 3 bedrooms and 3 bathrooms, set on .52 acres. The property features a large bonus room with an adjacent solarium overlooking a private backyard oasis complete with an in-ground swimming pool. A finished walk-out lower level provides additional living space and includes a wood-burning fireplace. Conveniently located with easy access to major roadways, shopping, and transportation to NYC. This exceptional home offers a rare combination of space, features, and location. A truly special offering.

17. 2026-04-07
    historical $859,000 623-char remark

    Show marketing remark (623 chars)

    Welcome to 196 E. Townline Rd in West Nyack. This meticulously maintained 2,896 sq ft home offers spacious, open living with 3 bedrooms and 3 bathrooms, set on .52 acres. The property features a large bonus room with an adjacent solarium overlooking a private backyard oasis complete with an in-ground swimming pool. A finished walk-out lower level provides additional living space and includes a wood-burning fireplace. Conveniently located with easy access to major roadways, shopping, and transportation to NYC. This exceptional home offers a rare combination of space, features, and location. A truly special offering.

18. 1983-07-08
    soldstatus $115,000

ⓘ 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: $17,498 · $1,458/mo
• Projected year-2 tax: $17,498 · $1,458/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $37,622
• − Mortgage interest: −$43,972
• − Property taxes: −$17,498
• − Insurance: −$3,925
• − Repairs & maintenance: −$3,010
• − Management: −$3,010
• − Depreciation: −$22,836
• Taxable loss: −$56,629
• Est. tax savings @ 24.0%: +$13,591
• After-tax cash flow: $-27,510/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: Clarkstown Central School District
• NCES district ID: 3620340
• Math proficiency: 72% ▼ -1.00%
• Reading proficiency: 75% ▲ 6.00%
• Median HH income: $115,765
• Composite: 68.55/100
• National rank: #342
• State rank: #66 of 590 in NY

Livability — Nanuet

• Score: 70/100
• State rank: #466
• US rank: #8149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nanuet, NY
• City population: 26,495
• Population (ZIP): 5,925

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Asian 11% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 6% Scotch-Irish 3% Iranian 3%
• Foreign-born: 22% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 7% Chinese 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: ▼ -402.04%
• Current HPI: 247.615
• 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

+582.6% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $785,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $859,000 OneKey® MLS as Distributed by MLS Grid
• 1983-07-08 Sold (Public Records) $115,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $17,498 · +3.4% YoY. Source: county tax records.