5 Catawba Dr · Nanuet, NY 10994

$815,000

4 bd · 2.5 ba · 2,559 sqft · SingleFamily public records · 39 Days on market

Built 1976 0.34 ac lot $318/sqft · 5% below area Est $861k · 5% under

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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 +21.6/30.0
• ARV discount +9.9/15.0
• DSCR +6.9/10.0
• Schools +6.9/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this expertly crafted side hall colonial built by well-respected Rockland home builder Knudsen. Offered for the first time by its original owner, 5 Catawba Drive combines thoughtful design with generous room sizes and versatile living spaces. The expansive entryway leads to large formal living and dining rooms, ideal for entertaining and holiday gatherings. The spacious eat-in kitchen overlooks a welcoming den/family room featuring a wall-to-wall custom stone fireplace. Beautiful, warm hardwood flooring runs throughout the home. A side entry, laundry area, and convenient powder room complete the first floor. Upstairs, you’ll find four generously sized bedrooms, includi

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• Other: County: Rockland County
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Driveway; Garage; 2-car garage
• Security: Security features not specified
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction; Year built not specified; Roof and foundation details not specified
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Gas Range; Refrigerator
• Bedrooms: Bedrooms and room levels not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Natural gas heating; Wall/window cooling units
• Interior features: Eat-in kitchen; Full basement; Pull-down attic stairs; Has fireplace; 12 total rooms
• Laundry & utility: Washer/dryer information not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $815k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $815k).
• Recommended offer: $791k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.3% in Nanuet — 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 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.
• Zoned schools: West Nyack Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 314 students, 18% FRL); Felix Festa Achievement Middle School (math 57% / reading 77%, grade A-, #101 of 729 statewide, top 15%, 640 students, 19% FRL); Clarkstown South Senior High School (math 100% / reading 90%, grade A+, #93 of 1,100 statewide, top 10%, 1,345 students, 16% FRL).
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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 39 days — a 3% lower offer ($791k) is reasonable based on typical stale-listing flexibility.

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 $790,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $860,902
• List price: $815,000
• Delta: -5.33%
• 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
40 Pittsford Way	0.18mi	4/3.0	2,588 (+1%)	1mo	$750,000	$290	87
8 Argow Pl	0.21mi	4/2.5	2,600 (+2%)	8mo	$875,000	$337	81
215 Rose Rd	0.32mi	4/3.5	2,406 (-6%)	4mo	$785,000	$326	68
27 Argow Pl	0.34mi	5/3.0 (+1)	2,662 (+4%)	8mo	$830,000	$312	64
18 Daisy Ct	0.31mi	4/2.5	2,778 (+9%)	10mo	$980,000	$353	63
182 Foxwood Rd	0.35mi	5/2.5 (+1)	2,454 (-4%)	16mo	$695,000	$283	59
26 Jill Dr	0.51mi	5/3.0 (+1)	2,404 (-6%)	4mo	$775,000	$322	56
21 Bridge Rd	0.68mi	5/3.5 (+1)	2,609 (+2%)	1mo	$901,000	$345	55
30 Bridge Rd	0.68mi	4/2.5	2,767 (+8%)	16mo	$875,000	$316	42
1 Penny Ln	0.57mi	5/3.5 (+1)	2,912 (+14%)	0mo	$1,076,000	$370	41
37 Continental Dr	0.61mi	3/2.5 (-1)	2,200 (-14%)	6mo	$840,000	$382	38
26 Van Nostrand Pl	0.74mi	4/3.5	2,184 (-15%)	11mo	$780,000	$357	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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-53,342
• Equity at exit: $121,519

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $55,575
• Equity at exit: $70,466

Cash invested: $228,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $8,900 medium
• Mortgage (P&I): −$4,274
• Tax from tax record: −$1,185 /mo · $14,222/yr
• Insurance: −$340
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,869
• Net cashflow: $1,232

Break-even live

Break-even rent $7,340

Max offer price $815,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,694	-5% $1,463	+0% $1,232	+5% $1,002	+10% $771
Rent	-10% $529	-5% $881	+0% $1,232	+5% $1,584	+10% $1,935
Rate	-1.0pp $1,643	-0.5pp $1,440	base $1,232	+0.5pp $1,021	+1.0pp $806

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: $203,750
• Closing costs: $24,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Townline Rd West Nyack, NY	5.0	3.0	3716	$8,900	$2.40	8d	1	0.80mi

Listing history 16 events

1. 2026-06-21
   days on market $815,000 Active 39 DOM
2. 2026-06-18
   days on market $815,000 Active 36 DOM
3. 2026-06-17
   days on market $815,000 Active 35 DOM
4. 2026-06-16
   days on market $815,000 Active 34 DOM
5. 2026-06-15
   days on market $815,000 Active 33 DOM
6. 2026-06-13
   days on market $815,000 Active 31 DOM
7. 2026-06-09
   days on market $815,000 Active 27 DOM
8. 2026-06-08
   days on market $815,000 Active 26 DOM
9. 2026-06-07
   days on market $815,000 Active 25 DOM
10. 2026-06-04
    days on market $815,000 Active 22 DOM
11. 2026-06-03
    days on market $815,000 Active 21 DOM
12. 2026-06-02
    days on market $815,000 Active 20 DOM
13. 2026-06-01
    days on market $815,000 Active 19 DOM
14. 2026-05-31
    days on market $815,000 Active 18 DOM
15. 2026-05-14
    listed $815,000 Active 1376-char remark
16. 2026-04-30
    historical $815,000 1376-char remark

ⓘ 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: $14,222 · $1,185/mo
• Projected year-2 tax: $14,222 · $1,185/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 3/10 Moderate
• 🌡 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: $106,800
• − Mortgage interest: −$45,653
• − Property taxes: −$14,222
• − Insurance: −$4,075
• − Repairs & maintenance: −$8,544
• − Management: −$8,544
• − Depreciation: −$23,709
• Taxable income: $2,053
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $14,295/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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $815,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $815,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $14,222 · -14.5% YoY. Source: county tax records.