29 Broad St · Haverstraw, NY 10927

$699,999

6 bd · 3.0 ba · 2,776 sqft · MultiFamily public records · 15 Days on market

Built 1865 3,485 sqft lot Est $931k · 25% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +4.4/5.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

Key facts

• 3,485 sq ft lot
• Built 1865
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $913/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $700k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.2% in Haverstraw — 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 57/100 on livability (#1,087 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, schools F, amenities F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.6%/yr); 51 active listings in the ZIP; solid renter incomes; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).
• At $9,592/mo this rent would consume 153% of the median local household income ($75k/yr) (locally 791% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 + 7.6% rent growth), your $196k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $350k; list at $700k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $689,499 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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 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: 1.37% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $930,664
• List price: $699,999
• Delta: -24.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Third St	0.11mi	5/3.0 (-1)	2,844 (+2%)	13mo	$480,000	$169	74
50 Broad St	0.07mi	7/— (+1)	3,060 (+10%)	1mo	$875,000	$286	74
55 New Main St	0.25mi	6/2.0	2,996 (+8%)	3mo	$676,200	$226	69
68 Hudson Ave	0.41mi	5/2.0 (-1)	2,907 (+5%)	10mo	$610,000	$210	56
72-74 Maple Ave	0.21mi	6/2.5	2,478 (-11%)	18mo	$575,000	$232	56
135 Broadway	0.38mi	5/3.0 (-1)	2,384 (-14%)	13mo	$550,000	$231	43

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.55×
• Total profit: $107,900
• Equity at exit: $104,372

10-year hold

• IRR: 25.3%
• Equity multiple: 3.70×
• Total profit: $529,960
• Equity at exit: $60,523

Cash invested: $196,000 (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 10927

• Home prices YoY: -23.6%
• Rents YoY: 7.6%
• Active inventory: 51
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $9,592 high
• Mortgage (P&I): −$3,671
• Tax est. 1.5%: −$875 /mo · $10,500/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,014
• Net cashflow: $2,740

Break-even live

Break-even rent $6,123

Max offer price $699,999

Occupancy floor 66%

Sensitivity live

Price	-10% $3,224	-5% $2,982	+0% $2,740	+5% $2,498	+10% $2,256
Rent	-10% $1,982	-5% $2,361	+0% $2,740	+5% $3,119	+10% $3,498
Rate	-1.0pp $3,093	-0.5pp $2,918	base $2,740	+0.5pp $2,559	+1.0pp $2,374

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$9,591
Total (3 units)			$9,592

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending 822-char remark

   Show marketing remark (822 chars)

   Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

2. 2026-05-05
   status Active 822-char remark

   Show marketing remark (822 chars)

   Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

3. 2026-05-04
   status Active 822-char remark

   Show marketing remark (822 chars)

   Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

4. 2026-04-24
   price $699,999 822-char remark

   Show marketing remark (822 chars)

   Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

5. 2026-04-24
   listed $699,000 Active 822-char remark

   Show marketing remark (822 chars)

   Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

6. 2026-04-22
   historical $699,000 822-char remark

   Show marketing remark (822 chars)

   Welcome to a prime investment opportunity in the heart of the Village of Haverstraw! This classic red brick three-family property blends timeless character with strong income potential. Each unit features separate utilities, making management efficient and appealing for both investors and tenants alike. Ideally situated just moments from local shops, restaurants, and the vibrant waterfront, this property offers both convenience and lifestyle appeal. Be apart of the Village of Haverstraw's exciting revitalization planned at the end of this particular street, adding even more desire n the future. Whether you’re looking to expand your portfolio or own a multi-family with consistent rental income, this is an opportunity you won’t want to miss! RUN DON'T WALK, BEFORE THIS BECOMES THE ONE THAT GOT AWAY!

7. 2022-01-12
   soldstatus $350,000
8. 2019-11-19
   historical
9. 2019-08-22
   listed $375,000 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $115,104
• − Mortgage interest: −$39,211
• − Property taxes: −$10,500
• − Insurance: −$3,500
• − Repairs & maintenance: −$9,208
• − Management: −$9,208
• − Depreciation: −$20,364
• Taxable income: $23,113
• Est. tax owed @ 24.0%: −$5,547
• After-tax cash flow: $27,335/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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Haverstraw

• Score: 57/100
• State rank: #1087
• US rank: #21649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haverstraw, NY
• County: Rockland County · 98,828 people
• City population: 12,325
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,325
• Household income: $75,167
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 791.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 24% White 18% Black 17% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 32%
• Common ancestry: Hispanic 5% Romanian 1% Scotch-Irish 1%
• Foreign-born: 43% · Canada, Dominican Republic, Guatemala
• Languages at home: 38% English-only · Spanish 53% French/Haitian/Cajun 6% Other Asian/Pacific 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: ▼ -73.63%
• Current HPI: 238.4313
• Rent YoY: ▲ 7.62%
• 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

+86.7% since first listed

9 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $699,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-12 Sold (Public Records) $350,000 Public Records
• 2019-11-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-22 Listed $375,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+17.6%/yr

Latest (2025): $95,868 · +7.0% YoY. Source: county tax records.