122 Sneden Pl #122 · Spring Valley, NY 10977

$99,500

1 bd · 1.0 ba · 750 sqft · Townhouse · 193 Days on market

Built 1972 Fair condition

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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
• ARV discount +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Co-op, Is meticulous in a great area of co-op community features Kitchen ,Dining Area,Living Room,Hallway Full Bathroom and Primary Bedroom . In-Ground Swimming Pool, Playground . Lots of Eateries, Shopping , Entertainment and Transportation to All Areas .

Key facts

• Entertainment
• Eateries
• Transportation

Tags

• IN-GROUND SWIMMING POOL
• PLAYGROUND
• EATERIES
• SHOPPING
• ENTERTAINMENT
• TRANSPORTATION

🏢 Co-op / cooperative unit. The $99,500 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.1% 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: Hempstead Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 460 students, 74% FRL); Pomona Middle School (math 6% / reading 19%, grade F, #713 of 729 statewide, top 98%, 574 students, 81% FRL); Ramapo High School (math 66% / reading 76%, grade B+, #699 of 1,100 statewide, top 64%, 1,603 students, 83% FRL).
• Market conditions: 363 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.21% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.18%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $117,099
• List price: $99,500
• Delta: -15.03%
• 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
250 N Main St Unit F33	0.30mi	1/1.0	750 (0%)	1mo	$30,000	$40	85
252 N Main St Unit G24	0.49mi	1/1.0	750 (0%)	2mo	$35,000	$47	75
260 North Main St Unit B6	0.23mi	1/1.0	800 (+7%)	8mo	$49,000	$61	71
256 N.main St Unit D10	0.36mi	1/1.0	700 (-7%)	3mo	$45,000	$64	70
250 North Main St Unit f-24	0.30mi	1/1.0	800 (+7%)	8mo	$70,000	$88	68
258 N Main St Unit C3	0.38mi	1/1.0	800 (+7%)	6mo	$75,000	$94	66
258 N Main St Unit C29	0.38mi	1/1.0	800 (+7%)	6mo	$45,000	$56	66
108 Union Rd Unit 2R	0.37mi	1/1.0	700 (-7%)	9mo	$65,000	$93	64
260 N Main St Unit B32	0.46mi	1/1.0	800 (+7%)	6mo	$35,000	$44	62
258 N Main St Unit C-19	0.27mi	1/1.0	650 (-13%)	5mo	$66,000	$102	61
252 North Main St Unit E2	0.49mi	1/1.0	800 (+7%)	17mo	$57,000	$71	52
252 North Main St Unit G19	0.49mi	1/1.0	850 (+13%)	12mo	$63,000	$74	45

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: 42.3%
• Equity multiple: 2.82×
• Total profit: $50,713
• Equity at exit: $14,836

10-year hold

• IRR: 48.4%
• Equity multiple: 5.68×
• Total profit: $130,315
• Equity at exit: $8,603

Cash invested: $27,860 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 10 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $125,000 ($140/sqft)
• Median days on market: 55 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +11.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10977

• Active inventory: 363
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,049

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 47%

Sensitivity live

Price	-10% $1,118	-5% $1,083	+0% $1,049	+5% $1,014	+10% $980
Rent	-10% $875	-5% $962	+0% $1,049	+5% $1,136	+10% $1,223
Rate	-1.0pp $1,099	-0.5pp $1,074	base $1,049	+0.5pp $1,023	+1.0pp $997

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Sneden Pl W Unit 68 Spring Valley, NY	1.0	1.0	800	$1,850	$2.31	117d	1	0.06mi
285 Sneden Pl W Unit 285 Spring Valley, NY	1.0	1.5	850	$2,650	$3.12	139d	1	0.13mi
242 Kearsing Pkwy Unit F Monsey, NY	1.0	1.0	620	$2,150	$3.47	19d	1	0.98mi
152 Kearsing Pkwy Unit H Monsey, NY	1.0	1.0	620	$2,200	$3.55	49d	1	1.05mi
15 Summit Ave Spring Valley, NY	1.0–2.0	1.0	800	$1,700	$2.12	62d	2	1.09mi
42 Monsey Blvd Ramapo, NY	1.0–2.0	1.0	620	$1,950	$3.15	79d	2	1.13mi
70 Chester Ln Nanuet, NY	1.0	1.0	949	$2,375	$2.50	139d	1	1.24mi
214 Kennedy Dr Spring Valley, NY	1.0	1.0	817	$2,300	$2.82	51d	1	1.40mi
214 Kennedy Dr Spring Valley, NY	1.0	1.0	817	$2,150	$2.63	7d	1	1.40mi
609 Kennedy Dr Spring Valley, NY	1.0	1.0	900	$1,850	$2.06	0d	1	1.42mi
709 Kennedy Dr Spring Valley, NY	2.0	1.0	817	$2,500	$3.06	103d	1	1.45mi
715 Kennedy Dr Spring Valley, NY	2.0	2.0	1039	$2,625	$2.53	94d	1	1.45mi
127 Pipetown Hill Rd Nanuet, NY	2.0	2.5	1065	$2,750	$2.58	139d	1	1.47mi
101 Town Hill Rd Nanuet, NY	1.0	1.0	844	$2,050	$2.43	82d	1	1.47mi
401 Town Hill Rd Unit 1D Nanuet, NY	1.0	1.0	844	$2,400	$2.84	139d	1	1.49mi
304 Town Hill Rd Nanuet, NY	1.0	1.0	800	$2,575	$3.22	65d	1	1.50mi

Listing history 50 events

1. 2026-09-24
   days on market $99,500 Active 193 DOM
2. 2026-09-23
   days on market $99,500 Active 192 DOM
3. 2026-09-22
   days on market $99,500 Active 191 DOM
4. 2026-09-21
   days on market $99,500 Active 190 DOM
5. 2026-09-20
   days on market $99,500 Active 189 DOM
6. 2026-09-19
   days on market $99,500 Active 188 DOM
7. 2026-09-18
   days on market $99,500 Active 187 DOM
8. 2026-09-17
   days on market $99,500 Active 186 DOM
9. 2026-09-16
   days on market $99,500 Active 185 DOM
10. 2026-09-15
    days on market $99,500 Active 184 DOM
11. 2026-09-14
    days on market $99,500 Active 183 DOM
12. 2026-09-13
    days on market $99,500 Active 182 DOM
13. 2026-09-12
    days on market $99,500 Active 181 DOM
14. 2026-09-11
    days on market $99,500 Active 180 DOM
15. 2026-09-05
    days on market $99,500 Active 174 DOM
16. 2026-09-04
    days on market $99,500 Active 173 DOM
17. 2026-09-02
    days on market $99,500 Active 171 DOM
18. 2026-08-31
    days on market $99,500 Active 169 DOM
19. 2026-08-29
    days on market $99,500 Active 167 DOM
20. 2026-08-28
    days on market $99,500 Active 166 DOM
21. 2026-08-27
    days on market $99,500 Active 165 DOM
22. 2026-08-26
    days on market $99,500 Active 164 DOM
23. 2026-08-25
    days on market $99,500 Active 163 DOM
24. 2026-08-24
    days on market $99,500 Active 162 DOM
25. 2026-08-23
    days on market $99,500 Active 161 DOM
26. 2026-08-22
    days on market $99,500 Active 160 DOM
27. 2026-08-21
    days on market $99,500 Active 159 DOM
28. 2026-08-20
    days on market $99,500 Active 158 DOM
29. 2026-08-19
    pricedays on market $99,500 Active 157 DOM
30. 2026-08-18
    days on market $105,000 Active 156 DOM
31. 2026-08-17
    days on market $105,000 Active 155 DOM
32. 2026-08-16
    days on market $105,000 Active 154 DOM
33. 2026-08-15
    days on market $105,000 Active 153 DOM
34. 2026-08-14
    days on market $105,000 Active 152 DOM
35. 2026-08-13
    days on market $105,000 Active 151 DOM
36. 2026-08-12
    days on market $105,000 Active 150 DOM
37. 2026-08-11
    days on market $105,000 Active 149 DOM
38. 2026-08-10
    days on market $105,000 Active 148 DOM
39. 2026-08-09
    days on market $105,000 Active 147 DOM
40. 2026-08-08
    days on market $105,000 Active 146 DOM
41. 2026-08-06
    days on market $105,000 Active 144 DOM
42. 2026-08-05
    days on market $105,000 Active 143 DOM
43. 2026-08-04
    days on market $105,000 Active 142 DOM
44. 2026-08-03
    days on market $105,000 Active 141 DOM
45. 2026-07-31
    days on market $105,000 Active 138 DOM
46. 2026-07-30
    days on market $105,000 Active 136 DOM
47. 2026-07-28
    pricedays on market $105,000 Active 135 DOM
48. 2026-07-26
    days on market $112,000 Active 133 DOM
49. 2026-07-24
    days on market $112,000 Active 131 DOM
50. 2026-07-23
    days on market $112,000 Active 130 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 ≥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: $26,377
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$2,895
• Taxable income: $11,699
• Est. tax owed @ 24.0%: −$2,808
• After-tax cash flow: $9,779/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,750–$11,250 screening

This Co-op unit is in fair condition with cosmetic updates needed to enhance its value. The kitchen and bathrooms require updates, and the flooring could be replaced with hardwood for a significant boost in value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinets and appliances — enhances both resale and rental value ↑
• Both update bathroom fixtures — enhances both resale and rental value ↑
• Both replace carpeting with hardwood flooring — enhances both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary East Ramapo Early Childhood Center At Kakiat Middle Pomona Middle School F NY #713/729 Nat'l #13,022/14,009 High Ramapo High School B+ NY #699/1,100 Nat'l #2,035/17,239

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

C Composite livability gradescore 67/100

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
• County: Rockland · 339,642 people
• City population: 71,465
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 71,465
• Household income: $77,724
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 18% of renters

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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%

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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%

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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

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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

3 events — show timeline

• 2026-05-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $112,000 OneKey® MLS as Distributed by MLS Grid