5 Secora Rd Unit F7 · Spring Valley, NY 10977

$155,000

1 bd · 1.0 ba · 820 sqft · Condo · 13 Days on market

Built 1973 Good condition $740/mo HOA · 30% of rent ↓ 16% 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 +17.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Monsey! Welcome to Valley View Gardens! Largest one-bedroom available! Newly renovated upper-level unit with desirable southeast exposure, offering loads of natural light and complete privacy. Features a brand-new fully tiled bathroom with high-end fixtures, a young European-style kitchen with ample cabinetry and generous counter space, and an oversized living room with glass sliders leading to a private deck. Conveniently located near parking, laundry and the community pool. Ideally situated close to shopping and transportation.

Key facts

• Private deck
• Community pool
• Fully tiled bathroom

Tags

• FULLY TILED BATHROOM
• EUROPEAN-STYLE KITCHEN
• PRIVATE DECK
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Association: Valley View Gardens; Monthly association fee of $740; Association amenities include clubhouse, parking, and pool; Association fee covers common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, pool service, and water

Exterior

• Parking: Assigned parking (1 space); Carport listed as 1 space (carport not present)
• Utilities: Electricity connected (Orange & Rockland); Public sewer; Water connected; Trash collection (private)
• Home design: Stock cooperative; 2 stories; Entry level on second floor
• Construction: Frame construction
• Exterior features: Community in-ground pool; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2-story residence (entry on 2nd level)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Galley-style kitchen; Porch; No basement; 4 total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.3% vs local median 2.2% in Spring Valley — 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 67/100 on livability (#588 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety B+; Watch: employment D+, crime F, amenities F.
• East Ramapo Central School District (Spring Valley) (suburban): math 22% / reading 34% proficiency, ranked #576 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Margetts Elementary School (math 22% / reading 32%, grade F, #1,786 of 2,108 statewide, top 86%, 609 students, 68% FRL); Chestnut Ridge Middle School (math 9% / reading 30%, grade F, #685 of 729 statewide, top 94%, 646 students, 83% FRL); Spring Valley High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 1,434 students, 82% FRL).
• Market conditions: 261 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-16,682
• Equity at exit: $23,111

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,300
• Equity at exit: $13,402

Cash invested: $43,400 (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 10977

• Active inventory: 261
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$740
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $125

Break-even live

Break-even rent $2,293

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $232	-5% $178	+0% $125	+5% $71	+10% $18
Rent	-10% $-69	-5% $28	+0% $125	+5% $222	+10% $318
Rate	-1.0pp $203	-0.5pp $164	base $125	+0.5pp $85	+1.0pp $44

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,625	$2.53	0d	1	0.09mi
709 Kennedy Dr Spring Valley, NY	2.0	1.0	817	$2,500	$3.06	8d	1	0.10mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	44d	2	0.46mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	0d	2	0.64mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	44d	1	1.25mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	5d	1	1.31mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	44d	1	1.32mi
80 New Holland Vlg Nanuet, NY	1.0	1.0	819	$2,500	$3.05	44d	1	1.46mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-07
   status Pending 535-char remark
2. 2026-04-24
   listed $155,000 Active 535-char remark
3. 2026-04-13
   historical
4. 2026-02-04
   price $170,000
5. 2025-12-22
   listed $185,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,406
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$8,880
• − Depreciation: −$4,509
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,610/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, newly renovated condo offers a good balance of updates and original charm, making it an attractive option for both resale and rental.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor kitchen backsplash — tile design

Value-add opportunities

• Both new flooring in living room — enhances aesthetics and value
• Both kitchen renovation — modernizes space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
kitchen backsplash · tile design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both new flooring in living room — enhances aesthetics and value ↑
• Both kitchen renovation — modernizes space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Ramapo Central School District (Spring Valley)
• NCES district ID: 3627810
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $61,547
• Composite: 25.6/100
• National rank: #7418
• State rank: #576 of 590 in NY

Livability — Spring Valley

• Score: 67/100
• State rank: #588
• US rank: #10623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, NY
• City population: 71,465
• Population (ZIP): 71,465

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 23% Black 16% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada
• Languages at home: 31% English-only · German/W. Germanic 32% Spanish 21% French/Haitian/Cajun 10%

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: ▼ -518.82%
• Current HPI: 378.2133
• 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

-16.2% since first listed

5 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Listed $185,000 OneKey® MLS as Distributed by MLS Grid