66 Parkside Dr #66 · Suffern, NY 10901

$205,000

2 bd · 1.5 ba · 1,200 sqft · Condo · 209 Days on market

Built 1970 $171/sqft · 36% below area Est $322k · 36% under $1316/mo HOA · 45% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• 1% rule +9.4/10.0
• Cash flow +5.8/30.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this lovely 2 bedroom, 1.5 bath, first floor co-op in the desirable Stonegate community of Suffern. Step into a large, light-filled living room that opens to a comfortable dining area and an updated kitchen, creating a warm, functional flow for everyday living and entertaining. The spacious primary bedroom features its own private lavatory and direct access to a lovely deck, perfect for morning coffee or quiet unwinding. The home also provides closets galore, offering exceptional storage throughout. A well-sized second bedroom and full hall bath complete the interior. Set within the beautifully maintained Stonegate grounds, this home offers a peaceful environment while being just minutes from the SuffernNY/NJ border, restaurants, shopping, transportation options, and major highways. Located in the Suffern school district, it’s truly convenient and comfortable living. Monthly Maintenance includes: heat, water, gas, exterior maintenance and taxes adding exceptional value.

Key facts

• Closets galore
• Updated kitchen
• Private lavatory

Tags

• FIRST FLOOR CO-OP
• UPDATED KITCHEN
• PRIVATE LAVATORY
• DIRECT ACCESS TO DECK
• CLOSETS GALORE
• BEAUTIFULLY MAINTAINED GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (28.7% below list).
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $146k (28.7% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.1% in Suffern — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#546 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; 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.
• Zoned schools: Richard P Connor Elementary School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 383 students, 0% FRL); Suffern Middle School (math 30% / reading 56%, grade D-, #370 of 729 statewide, top 51%, 836 students, 38% FRL); Suffern Senior High School (math 96% / reading 95%, grade A+, #76 of 1,100 statewide, top 7%, 1,486 students, 31% FRL).
• Market conditions: 230 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• This rent runs 33% of the median local income ($108k/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 $1k of loan paydown is wiped out by about $6k 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 209 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $120k; list at $205k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• 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 $146,261 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.44% ✓
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 5.8

CMA / ARV

• ARV (median comp): $322,412
• List price: $205,000
• Delta: -36.42%
• 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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-58,219
• Equity at exit: $30,566

10-year hold

• IRR: -30.1%
• Equity multiple: -0.40×
• Total profit: $-80,521
• Equity at exit: $17,725

Cash invested: $57,400 (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: 230
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,945 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$1,316
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-406

Break-even live

Break-even rent $3,459

Max offer price $146,261

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-335	+0% $-406	+5% $-477	+10% $-548
Rent	-10% $-639	-5% $-522	+0% $-406	+5% $-290	+10% $-173
Rate	-1.0pp $-303	-0.5pp $-354	base $-406	+0.5pp $-459	+1.0pp $-513

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
276 Parkside Dr Suffern, NY	2.0	2.0	1095	$2,800	$2.56	46d	1	0.14mi
66 Bon Aire Cir Unit P-7 Suffern, NY	2.0	2.0	1364	$2,900	$2.13	46d	1	0.32mi
27 Bon Aire Cir Unit 8301 Suffern, NY	2.0	1.5	860	$2,450	$2.85	21d	1	0.48mi
35 Park Ave Unit 6T Suffern, NY	1.0	1.0	865	$2,450	$2.83	21d	1	1.09mi
250-260 Franklin Tpke Mahwah, NJ	1.0	1.0	700	$2,250	$3.21	0d	1	1.09mi
15 Washington Ave Unit 304 Suffern, NY	2.0	2.0	1001	$3,400	$3.40	23d	1	1.14mi
92 Blauvelt Way Suffern, NY	1.0–2.0	1.0–2.0	867	$3,842	$4.43	0d	3	1.15mi
10 Chestnut St Unit A106 Suffern, NY	2.0	1.5	889	$2,850	$3.21	0d	1	1.15mi
15 Washington Ave Unit 316 Suffern, NY	1.0	1.0	735	$2,850	$3.88	27d	1	1.16mi
15 Washington Ave Unit 310 Suffern, NY	2.0	2.0	1009	$3,450	$3.42	27d	1	1.16mi
15 Washington Ave Suffern, NY	1.0–2.0	1.0–2.0	848	$3,400	$4.01	4d	4	1.16mi
15 Washington Ave Unit 407 Suffern, NY	1.0	1.0	974	$3,200	$3.29	27d	1	1.16mi
15 Washington Ave Unit 110 Suffern, NY	2.0	2.0	1009	$3,400	$3.37	4d	1	1.17mi
5 Wayne Ave Suffern, NY	2.0	1.0	916	$2,400	$2.62	1d	1	1.28mi
6 Pavilion Rd Suffern, NY	2.0	1.5	1000	$2,950	$2.95	1d	1	1.29mi
16 Pavilion Ridge Way Unit 7 Suffern, NY	1.0	1.0	860	$2,350	$2.73	27d	1	1.35mi

HOA detail condo

• Monthly dues: $1,316 · $15,792/yr
• Likely covers: watergaslandscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-22
   days on market $205,000 Active 209 DOM
2. 2026-06-21
   days on market $205,000 Active 208 DOM
3. 2026-06-18
   days on market $205,000 Active 205 DOM
4. 2026-06-17
   days on market $205,000 Active 204 DOM
5. 2026-06-16
   days on market $205,000 Active 203 DOM
6. 2026-06-15
   days on market $205,000 Active 202 DOM
7. 2026-06-13
   days on market $205,000 Active 200 DOM
8. 2026-06-09
   days on market $205,000 Active 196 DOM
9. 2026-06-08
   days on market $205,000 Active 195 DOM
10. 2026-06-07
    days on market $205,000 Active 194 DOM
11. 2026-06-04
    days on market $205,000 Active 191 DOM
12. 2026-06-03
    days on market $205,000 Active 190 DOM
13. 2026-06-02
    days on market $205,000 Active 189 DOM
14. 2026-06-01
    days on market $205,000 Active 188 DOM
15. 2026-05-31
    days on market $205,000 Active 187 DOM
16. 2025-11-25
    listed $205,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    Welcome to this lovely 2 bedroom, 1.5 bath, first floor co-op in the desirable Stonegate community of Suffern. Step into a large, light-filled living room that opens to a comfortable dining area and an updated kitchen, creating a warm, functional flow for everyday living and entertaining. The spacious primary bedroom features its own private lavatory and direct access to a lovely deck, perfect for morning coffee or quiet unwinding. The home also provides closets galore, offering exceptional storage throughout. A well-sized second bedroom and full hall bath complete the interior. Set within the beautifully maintained Stonegate grounds, this home offers a peaceful environment while being just minutes from the SuffernNY/NJ border, restaurants, shopping, transportation options, and major highways. Located in the Suffern school district, it’s truly convenient and comfortable living. Monthly Maintenance includes: heat, water, gas, exterior maintenance and taxes adding exceptional value.

17. 2019-02-22
    soldstatus $120,000 Sold 514-char remark

    Show marketing remark (514 chars)

    Bright Airy 1st floor unit, 2 bedroom, 1.5 bathroom co-op with storage unit and laundry in building. Updated bathrooms, freshly painted, newer carpets and partial hardwood floors. Newer appliances, balcony off of the master bedroom, window treatments open from both the top and bottom and windows open in for easy cleaning. Plenty of closet space. This courtyard unit gets lots of sun in the living room and dining room. Membership at Bon Aire pool available for purchase. Corner wall unit in living room included.

18. 2018-12-13
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Bright Airy 1st floor unit, 2 bedroom, 1.5 bathroom co-op with storage unit and laundry in building. Updated bathrooms, freshly painted, newer carpets and partial hardwood floors. Newer appliances, balcony off of the master bedroom, window treatments open from both the top and bottom and windows open in for easy cleaning. Plenty of closet space. This courtyard unit gets lots of sun in the living room and dining room. Membership at Bon Aire pool available for purchase. Corner wall unit in living room included.

19. 2018-11-19
    listed $125,000 Active 514-char remark

    Show marketing remark (514 chars)

    Bright Airy 1st floor unit, 2 bedroom, 1.5 bathroom co-op with storage unit and laundry in building. Updated bathrooms, freshly painted, newer carpets and partial hardwood floors. Newer appliances, balcony off of the master bedroom, window treatments open from both the top and bottom and windows open in for easy cleaning. Plenty of closet space. This courtyard unit gets lots of sun in the living room and dining room. Membership at Bon Aire pool available for purchase. Corner wall unit in living room included.

20. 2013-04-15
    historical
21. 2013-04-15
    historical
22. 2013-01-07
    listed
23. 2013-01-07
    listed $114,000
24. 2009-11-19
    soldstatus $145,000
25. 2009-04-27
    price $156,900
26. 2009-04-27
    historical
27. 2009-04-01
    listed $145,000
28. 2003-01-03
    soldstatus $109,900
29. 2002-10-23
    historical
30. 2002-10-01
    listed $109,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $35,343
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − HOA: −$15,792
• − Depreciation: −$5,964
• Taxable loss: −$7,650
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-3,035/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

+86.5% since first listed

15 events — show timeline

• 2025-11-25 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-22 Sold (MLS) $120,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-11-19 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2013-04-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-15 Delisted — HGMLS
• 2013-01-07 Listed $114,000 OneKey® MLS as Distributed by MLS Grid
• 2013-01-07 Listed — HGMLS
• 2009-11-19 Sold (MLS) $145,000 HGMLS
• 2009-04-27 Delisted — HGMLS
• 2009-04-27 Price Changed $156,900 HGMLS
• 2009-04-01 Listed $145,000 HGMLS
• 2003-01-03 Sold (MLS) $109,900 HGMLS
• 2002-10-23 Delisted — HGMLS
• 2002-10-01 Listed $109,900 HGMLS