65 Laura Dr · Airmont, NY 10952

$969,000

4 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 32 Days on market

Built 1964 0.75 ac lot Est $1008k · at est.

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Why this score? — see what drove the C+ 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 +25.2/30.0
• ARV discount +9.2/15.0
• DSCR +8.3/10.0
• 1% rule +7.4/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FAB HI RANCH W/ UPDATED KITCHEN, NEW APPLIANCES, PANTRY, DOUBLE SLIDERS, SKYLIGHT, VLTD CEILNG, VINYL SIDING, FURNCE, POOL LINER, PUMP, EXTNDD DECK OVRLKS PRVT PK-LIKE PROP. DWNSTRS 2 BR FAM RM DEN LDRY RM, GRT 4

Key facts

• Additional garages
• Inground pool
• Prime location

Tags

• PRIME LOCATION
• SPECTACULAR PRIVATE BACKYARD
• INGROUND POOL
• UNUSUALLY LARGE LOWER LEVEL
• SUPER SIZED FAMILY STYLE ROOM
• ADDITIONAL GARAGES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $969k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $969k).
• Recommended offer: $940k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.8% in Airmont — 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 64/100 on livability (#753 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing B+; 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: Cherry Lane Elementary School (math 57% / reading 52%, grade C, #908 of 2,108 statewide, top 46%, 256 students, 36% 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) — zoned schools average 35% FRL vs 18% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 153 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 $7k of loan paydown is wiped out by about $29k 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 32 days — a 3% lower offer ($940k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $725k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $939,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1964 — 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: 1.24% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $1,008,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Laura Dr	0.04mi	4/1.5	2,132 (-11%)	8mo	$999,000	$469	72
22 Thomsen Dr	0.23mi	4/2.5	2,251 (-6%)	16mo	$1,100,000	$489	64
22 Smith Hill Rd	0.53mi	4/2.5	2,270 (-5%)	0mo	$650,000	$286	64
1 Blossom Rd	0.53mi	4/2.0	2,443 (+2%)	12mo	$918,000	$376	62
9 Country Club Ln	0.63mi	5/3.0 (+1)	2,382 (-1%)	5mo	$950,000	$399	56
18 Thomsen Dr	0.19mi	5/2.0 (+1)	2,102 (-12%)	12mo	$1,080,000	$514	56
19 Apple Blossom Ct	0.64mi	4/2.0	2,261 (-6%)	6mo	$950,000	$420	56
5 Woodland Pl	0.42mi	3/2.0 (-1)	2,612 (+9%)	9mo	$910,000	$348	53
9 Victoria Dr	0.66mi	5/2.0 (+1)	2,433 (+1%)	14mo	$920,000	$378	50
33 Dawn Ln	0.70mi	4/2.5	2,309 (-4%)	12mo	$1,115,000	$483	49
41 S Monsey Rd	0.64mi	4/4.0	2,645 (+10%)	0mo	$905,000	$342	45
21 Dorchester Dr	0.66mi	4/3.0	2,616 (+9%)	11mo	$1,110,000	$424	41

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-18,456
• Equity at exit: $144,481

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $163,907
• Equity at exit: $83,781

Cash invested: $271,320 (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 10952

• Active inventory: 153
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$5,082
• Tax from tax record: −$1,828 /mo · $21,935/yr
• Insurance: −$404
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $2,167

Break-even live

Break-even rent $9,257

Max offer price $969,000

Occupancy floor 77%

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: $242,250
• Closing costs: $29,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 E Stemmer Ln Suffern, NY	5.0	3.0	2432	$12,000	$4.93	1d	1	1.11mi

Listing history 12 events

1. 2026-02-13
   status Pending
2. 2025-11-14
   soldstatus $725,000
3. 2025-11-06
   price $969,000
4. 2025-11-06
   listed $989,000 Active
5. 2023-06-06
   status Pending
6. 2023-06-05
   historical
7. 2022-10-27
   listed $749,900 Active
8. 2000-04-12
   soldstatus $284,000
9. 2000-03-30
   soldstatus $284,000 214-char remark

   Show marketing remark (214 chars)

   FAB HI RANCH W/ UPDATED KITCHEN, NEW APPLIANCES, PANTRY, DOUBLE SLIDERS, SKYLIGHT, VLTD CEILNG, VINYL SIDING, FURNCE, POOL LINER, PUMP, EXTNDD DECK OVRLKS PRVT PK-LIKE PROP. DWNSTRS 2 BR FAM RM DEN LDRY RM, GRT 4

10. 2000-02-02
    price $289,900 214-char remark

    Show marketing remark (214 chars)

    FAB HI RANCH W/ UPDATED KITCHEN, NEW APPLIANCES, PANTRY, DOUBLE SLIDERS, SKYLIGHT, VLTD CEILNG, VINYL SIDING, FURNCE, POOL LINER, PUMP, EXTNDD DECK OVRLKS PRVT PK-LIKE PROP. DWNSTRS 2 BR FAM RM DEN LDRY RM, GRT 4

11. 2000-02-02
    historical 214-char remark

    Show marketing remark (214 chars)

    FAB HI RANCH W/ UPDATED KITCHEN, NEW APPLIANCES, PANTRY, DOUBLE SLIDERS, SKYLIGHT, VLTD CEILNG, VINYL SIDING, FURNCE, POOL LINER, PUMP, EXTNDD DECK OVRLKS PRVT PK-LIKE PROP. DWNSTRS 2 BR FAM RM DEN LDRY RM, GRT 4

12. 1999-12-08
    listed $284,000 214-char remark

    Show marketing remark (214 chars)

    FAB HI RANCH W/ UPDATED KITCHEN, NEW APPLIANCES, PANTRY, DOUBLE SLIDERS, SKYLIGHT, VLTD CEILNG, VINYL SIDING, FURNCE, POOL LINER, PUMP, EXTNDD DECK OVRLKS PRVT PK-LIKE PROP. DWNSTRS 2 BR FAM RM DEN LDRY RM, GRT 4

ⓘ 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: $21,935 · $1,828/mo
• Projected year-2 tax: $21,935 · $1,828/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $144,000
• − Mortgage interest: −$54,279
• − Property taxes: −$21,935
• − Insurance: −$4,845
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − Depreciation: −$28,189
• Taxable income: $11,712
• Est. tax owed @ 24.0%: −$2,811
• After-tax cash flow: $23,191/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 — Airmont

• Score: 64/100
• State rank: #753
• US rank: #14423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Airmont, NY
• Population (ZIP): 47,169

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 (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Italian 5% Hispanic 5%
• Foreign-born: 12% · Canada
• Languages at home: 34% English-only · German/W. Germanic 55% French/Haitian/Cajun 5% Spanish 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: ▼ -671.35%
• Current HPI: 399.2068
• 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

+155.3% since first listed

12 events — show timeline

• 2026-02-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Sold (Public Records) $725,000 Public Records
• 2025-11-06 Price Changed $969,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-06 Listed $989,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-10-27 Listed $749,900 OneKey® MLS as Distributed by MLS Grid
• 2000-04-12 Sold (Public Records) $284,000 Public Records
• 2000-03-30 Sold (MLS) $284,000 HGMLS
• 2000-02-02 Delisted — HGMLS
• 2000-02-02 Price Changed $289,900 HGMLS
• 1999-12-08 Listed $284,000 HGMLS

Property tax history

+2.8%/yr

Latest (2025): $21,935 · +2.6% YoY. Source: county tax records.