30 S Cole Ave Unit 1B · Spring Valley, NY 10977

$250,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 1 Days on market

Built 1965

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN CONDITION-W/ COMP CUSTOMZD BRIGHT KITC W/ FULL TILE-HI-HATS/CEILING FAN NEW STORM DOOR TO TERRACE. ALL PARQUET FLRS, NEW WINDOWS W/ CUSTM TRTMTS/LOTS OF CLOSETS. WI CLST IN MSTRBD 2 BDRMS & 2 FULL BATHS. BEST UNIT AVAILABLE.

Key facts

• Versatile layout
• Walk-in closet
• Updated interior

Tags

• UPDATED INTERIOR
• VERSATILE LAYOUT
• OVERSIZED PRIMARY SUITE
• FULL ENSUITE BATH
• WALK-IN CLOSET
• ADDITIONAL STORAGE CLOSET

Property features AI

Finance

• HOA & community: Ramapo Towers owners corp; Monthly association fee; Community amenities include fitness center, playground, pool, basketball court, elevator(s), landscaping, live-in superintendent, grounds maintenance, parking, playground, snow removal, and trash service

Exterior

• Parking: Assigned private off-street parking in lot; 1 parking space; Parking fee applies ($75)
• Security: Gated community; Key card entry
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas available; Trash collection (public)
• Home design: Stock cooperative; One level; Entry level: 1; 6-story building total
• Construction: Brick exterior
• Exterior features: Brick construction; Full fencing; Outdoor space; Bicycle room; Outdoor in-ground pool (fenced); Pool/Spa

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Primary suite (entry level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Steam heating; Wall/window air-conditioning units
• Interior features: Galley kitchen with granite counters; Primary bathroom; Recessed lighting; Walk-in closet(s); Home office
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/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 9.1% 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; 4 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y ago 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.
• Current owner paid $74k; list at $250k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $250,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.1

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,781
• Equity at exit: $37,276

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $44,125
• 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 10977

• Active inventory: 261
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $576

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 75%

Sensitivity live

Price	-10% $749	-5% $662	+0% $576	+5% $490	+10% $403
Rent	-10% $346	-5% $461	+0% $576	+5% $691	+10% $806
Rate	-1.0pp $702	-0.5pp $640	base $576	+0.5pp $511	+1.0pp $445

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 4 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	0.48mi
1 Hadassah Ln Spring Valley, NY	3.0	1.5	1554	$3,500	$2.25	0d	1	0.49mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	45d	1	0.89mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	45d	1	1.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-13
   status $250,000 Active 1 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $250,000 Coming Soon 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $34,993
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$7,273
• Taxable income: $3,117
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $6,164/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: 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

+237.8% since first listed

6 events — show timeline

• 2026-06-13 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-12 Coming Soon $250,000 OneKey® MLS as Distributed by MLS Grid
• 2002-04-18 Sold (MLS) $74,000 HGMLS
• 2002-02-05 Price Changed $74,900 HGMLS
• 2002-02-05 Delisted — HGMLS
• 2001-12-01 Listed $74,000 HGMLS