5 Oakdale Mnr Unit L14 · Suffern, NY 10901

$114,000

1 bd · 1.0 ba · 725 sqft · Condo · 195 Days on market

Built 1958 $157/sqft · 17% below area Est $137k · 17% under $1098/mo HOA · 41% of rent

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Why this score? — see what drove the B- 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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

Key facts

• $1,098 HOA
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.1% in Suffern — 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 68/100 on livability (#546 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B; Watch: amenities F, commute F, cost of living F.
• Suffern Central School District (suburban): math 53% / reading 59% proficiency, ranked #242 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 225 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $788 of loan paydown is wiped out by about $3k 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 195 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 2.34% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 3.6

CMA / ARV

• ARV (median comp): $136,859
• List price: $114,000
• Delta: -16.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,855
• Equity at exit: $16,998

10-year hold

• IRR: 7.1%
• Equity multiple: 1.55×
• Total profit: $17,449
• Equity at exit: $9,857

Cash invested: $31,920 (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 10901

• Active inventory: 225
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,663 medium
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$1,098
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $218

Break-even live

Break-even rent $2,387

Max offer price $114,000

Occupancy floor 87%

Sensitivity live

Price	-10% $297	-5% $258	+0% $218	+5% $179	+10% $139
Rent	-10% $8	-5% $113	+0% $218	+5% $323	+10% $429
Rate	-1.0pp $276	-0.5pp $247	base $218	+0.5pp $189	+1.0pp $159

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Washington Ave Unit 414 Suffern, NY	1.0	1.0	687	$2,700	$3.93	8d	1	0.38mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$2,400	$2.83	2d	4	0.39mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	25d	1	0.39mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$2,763	$3.19	2d	3	0.49mi

HOA detail condo

• Monthly dues: $1,098 · $13,176/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $114,000 Active 195 DOM
2. 2026-06-17
   days on market $114,000 Active 194 DOM
3. 2026-06-16
   days on market $114,000 Active 193 DOM
4. 2026-06-15
   days on market $114,000 Active 192 DOM
5. 2026-06-13
   days on market $114,000 Active 190 DOM
6. 2026-06-09
   days on market $114,000 Active 186 DOM
7. 2026-06-08
   days on market $114,000 Active 185 DOM
8. 2026-06-07
   days on market $114,000 Active 184 DOM
9. 2026-06-04
   days on market $114,000 Active 181 DOM
10. 2026-06-03
    days on market $114,000 Active 180 DOM
11. 2026-06-02
    days on market $114,000 Active 179 DOM
12. 2026-06-01
    days on market $114,000 Active 178 DOM
13. 2026-05-31
    days on market $114,000 Active 177 DOM
14. 2026-04-03
    price $114,000 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

15. 2026-02-13
    price $119,000 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

16. 2025-12-06
    status Active 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

17. 2025-10-16
    price $125,000 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

18. 2025-10-16
    listed $119,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

19. 2025-10-04
    historical $119,000 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to 5 Oakdale Manor, Unit L14 — a beautifully updated 1-bedroom Co-op in the heart of Suffern. This move-in ready home features brand-new carpeting throughout, brand new appliances and sleek new countertops. A fresh coat of paint creates a bright and inviting space. The layout includes a spacious living and dining area that flows seamlessly. A generously sized bedroom with a ceiling fan offers both comfort and warmth. The building is equipped with an elevator and offers a secure setting for peace of mind. Enjoy all that downtown Suffern has to offer just moments away, including a variety of restaurants, shops, and the Historic Lafayette Theater. Ideally located, Oakdale Manor provides easy access to parks, major highways, and public transportation, making commuting simple. Convenient assigned parking space in private lot behind the building. Perfect for those seeking comfort, convenience, and a vibrant community, this home is an excellent opportunity to own in a desirable location.

20. 2020-02-28
    historical
21. 2020-02-27
    listed $35,000 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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: $31,961
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − HOA: −$13,176
• − Depreciation: −$3,316
• Taxable income: $1,689
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,214/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: Suffern Central School District
• NCES district ID: 3628320
• Math proficiency: 53% ▼ -17.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $85,871
• Composite: 51.17/100
• National rank: #1758
• State rank: #242 of 590 in NY

Livability — Suffern

• Score: 68/100
• State rank: #546
• US rank: #9788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suffern, NY
• County: Rockland County · 98,828 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 27,095
• Household income: $108,041
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 828.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 13% Black 10% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 8% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 69% English-only · Spanish 10% German/W. Germanic 5% French/Haitian/Cajun 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: ▼ -582.29%
• Current HPI: 282.4798
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+225.7% since first listed

8 events — show timeline

• 2026-04-03 Price Changed $114,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-04 Coming Soon $119,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-27 Listed $35,000 OneKey® MLS as Distributed by MLS Grid