260 N Main St Unit B9 · Spring Valley, NY 10977

$85,000

1 bd · 1.0 ba · 875 sqft · Condo · 14 Days on market

Built 1970

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

HURRY, WON'T LAST !! LARGE WELL MAINTAINED ONE BEDROOM UNIT. SLIDERS TO DECK LOTS OF CLOSETS. DON'T MISS THIS ONE!!

Key facts

• Private pool
• Laundry room
• Parking

Tags

• PRIVATE POOL
• LAUNDRY ROOM
• MINUTES FROM NANUET MALL

Property features AI

Finance

• HOA & community: Association: Rockland Housing Coalition (845-708-5795); Community amenities include playground, pool, and sidewalks

Exterior

• Parking: Parking lot with 1 space
• Utilities: Orange & Rockland electric; Public sewer; Cable available and connected; Electricity available and connected; Public trash collection; Water available and connected
• Home design: Stock cooperative; Entry level 2
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Carpet; Combination flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Chandelier; Galley-style kitchen; Granite counters; Primary bathroom; Porch

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 23.8% 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.
• Market conditions: 261 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $588 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $42k; list at $85k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.72% ✓
• Cap rate: 23.78%
• Cash-on-cash: 62.44%
• DSCR: 3.78
• GRM: 3.1

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: 44.0%
• Equity multiple: 2.91×
• Total profit: $45,349
• Equity at exit: $12,674

10-year hold

• IRR: 50.1%
• Equity multiple: 5.88×
• Total profit: $116,251
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $925

Break-even live

Break-even rent $1,141

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $983	-5% $954	+0% $925	+5% $895	+10% $866
Rent	-10% $742	-5% $833	+0% $925	+5% $1,016	+10% $1,107
Rate	-1.0pp $968	-0.5pp $946	base $925	+0.5pp $903	+1.0pp $880

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	45d	1	0.17mi
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	23d	1	0.21mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	45d	1	1.06mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	45d	2	1.27mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	0d	2	1.37mi
100 Avalon Gardens Dr Nanuet, NY	1.0–3.0	1.0–2.0	1154	$2,669	$2.31	0d	20	1.45mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	45d	1	1.45mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	45d	1	1.47mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,625	$3.28	6d	1	1.47mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-01
   days on market $85,000 Active 14 DOM
2. 2026-05-31
   days on market $85,000 Active 13 DOM
3. 2026-05-13
   listed $85,000 Active 486-char remark
4. 2024-05-06
   status Pending
5. 2024-02-26
   status Active
6. 2024-01-11
   status Pending
7. 2023-12-11
   listed $73,900 Active
8. 2005-03-18
   soldstatus $41,500

   Show marketing remark (115 chars)

   HURRY, WON'T LAST !! LARGE WELL MAINTAINED ONE BEDROOM UNIT. SLIDERS TO DECK LOTS OF CLOSETS. DON'T MISS THIS ONE!!

9. 2004-11-08
   price $44,000

   Show marketing remark (115 chars)

   HURRY, WON'T LAST !! LARGE WELL MAINTAINED ONE BEDROOM UNIT. SLIDERS TO DECK LOTS OF CLOSETS. DON'T MISS THIS ONE!!

10. 2004-11-08
    historical

    Show marketing remark (115 chars)

    HURRY, WON'T LAST !! LARGE WELL MAINTAINED ONE BEDROOM UNIT. SLIDERS TO DECK LOTS OF CLOSETS. DON'T MISS THIS ONE!!

11. 2004-07-25
    listed $41,500

    Show marketing remark (115 chars)

    HURRY, WON'T LAST !! LARGE WELL MAINTAINED ONE BEDROOM UNIT. SLIDERS TO DECK LOTS OF CLOSETS. DON'T MISS THIS ONE!!

ⓘ 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 7/10 Severe FEMA zone A · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,735
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$4,190
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$2,473
• Taxable income: $10,598
• Est. tax owed @ 24.0%: −$2,544
• After-tax cash flow: $8,553/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

+104.8% since first listed

9 events — show timeline

• 2026-05-13 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-02-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-01-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-12-11 Listed $73,900 OneKey® MLS as Distributed by MLS Grid
• 2005-03-18 Sold (MLS) $41,500 HGMLS
• 2004-11-08 Delisted — HGMLS
• 2004-11-08 Price Changed $44,000 HGMLS
• 2004-07-25 Listed $41,500 HGMLS