54 East St · Nanuet, NY 10994

$750,000

5 bd · 3.0 ba · 2,752 sqft · SingleFamily public records · 44 Days on market

Built 1963 0.53 ac lot $273/sqft · 20% below area Est $935k · 20% under

---

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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.9/10.0
• Schools +6.9/10.0
• 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 to 54 East Street, known locally as the beloved “Christmas House” and “Halloween House, ” where years of tradition have made it a standout in the community. This spacious home offers flexible living with a legal mother/daughter apartment, perfect for extended living options. The main level features sun-filled living spaces, while the upper level offers a private primary suite retreat. The accessory apartment provides its own separate living area for added versatility. Enjoy outdoor living with an inground pool (liner approx. 5 years old) and a backyard ready for gatherings, hobbies, or quiet relaxation. A home with character, space, and a story—come see

Key facts

• Separate living area
• Inground pool
• Outdoor living

Tags

• INGROUND POOL
• SEPARATE LIVING AREA
• OUTDOOR LIVING

Property features AI

Exterior

• Parking: Driveway; Has garage
• Utilities: Electricity connected (Orange & Rockland); Natural gas connected; Public water; Public sewer
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Private in-ground pool with fence; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Granite counters; Eat-in kitchen
• Bedrooms: Total rooms: 17
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; Attic fan
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; High ceilings; Open floor plan; Primary bathroom; Storage; Finished full basement with walk-out access; Attic (see remarks)
• Laundry & utility: Laundry room; Laundry available in multiple locations; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $750k.

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 $750k).
• Recommended offer: $728k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $5k of loan paydown is wiped out by about $22k 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 44 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $99k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $750k implies a 809% 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 $727,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1963 — 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: 1.19% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $935,203
• List price: $750,000
• Delta: -19.80%
• 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
21 Bridge Rd	0.18mi	5/3.5	2,609 (-5%)	1mo	$901,000	$345	80
27 Argow Pl	0.46mi	5/3.0	2,662 (-3%)	8mo	$830,000	$312	66
18 Daisy Ct	0.39mi	4/2.5 (-1)	2,778 (+1%)	10mo	$980,000	$353	64
36 Bridge Rd	0.12mi	4/2.5 (-1)	3,020 (+10%)	10mo	$999,999	$331	62
8 Argow Pl	0.32mi	4/2.5 (-1)	2,600 (-6%)	8mo	$875,000	$337	62
26 Jill Dr	0.32mi	5/3.0	2,404 (-13%)	4mo	$775,000	$322	61
215 Rose Rd	0.18mi	4/3.5 (-1)	2,406 (-13%)	4mo	$785,000	$326	60
12 Bridge Rd	0.26mi	4/2.5 (-1)	2,949 (+7%)	11mo	$980,000	$332	60
5 Marycrest Rd	0.44mi	4/3.0 (-1)	2,926 (+6%)	8mo	$999,000	$341	57
45 Continental Dr	0.69mi	5/3.0	2,660 (-3%)	9mo	$1,100,000	$414	55
40 Pittsford Way	0.67mi	4/3.0 (-1)	2,588 (-6%)	1mo	$750,000	$290	53
13 Villa Dr	0.70mi	4/3.5 (-1)	2,782 (+1%)	8mo	$1,030,000	$370	52

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-38,941
• Equity at exit: $111,827

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $73,765
• Equity at exit: $64,846

Cash invested: $210,000 (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 10994

• Active inventory: 46
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $8,900 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$1,496 /mo · $17,954/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,869
• Net cashflow: $1,289

Break-even live

Break-even rent $7,268

Max offer price $750,000

Occupancy floor 81%

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: $187,500
• Closing costs: $22,500
• 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	7d	1	0.41mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $750,000 Pending 44 DOM
2. 2026-06-04
   days on market $750,000 Active 42 DOM
3. 2026-06-03
   days on market $750,000 Active 41 DOM
4. 2026-06-02
   days on market $750,000 Active 40 DOM
5. 2026-06-01
   days on market $750,000 Active 39 DOM
6. 2026-05-31
   days on market $750,000 Active 38 DOM
7. 2026-05-13
   status Active 724-char remark
8. 2026-05-13
   price $785,000 724-char remark
9. 2026-05-07
   price $795,000 724-char remark
10. 2026-04-24
    status Active 724-char remark
11. 2026-04-24
    historical 724-char remark
12. 2026-04-16
    listed $849,000 Active 724-char remark
13. 1980-02-10
    soldstatus $82,500

ⓘ 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: $17,954 · $1,496/mo
• Projected year-2 tax: $17,954 · $1,496/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: $106,800
• − Mortgage interest: −$42,012
• − Property taxes: −$17,954
• − Insurance: −$3,750
• − Repairs & maintenance: −$8,544
• − Management: −$8,544
• − Depreciation: −$21,818
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $14,468/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

+809.1% since first listed

9 events — show timeline

• 2026-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $785,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $795,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 1980-02-10 Sold (Public Records) $82,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $17,954 · +5.6% YoY. Source: county tax records.