412 N Liberty Dr · Verplanck, NY 10986

$475,000

3 bd · 1.0 ba · 2,290 sqft · SingleFamily public records · 57 Days on market

Built 1910 6,098 sqft lot $207/sqft · 35% below area Est $736k · 35% under

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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
• Cash flow +7.1/30.0
• Appreciation +5.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to 412 N Liberty Drive! This truly unique home, once known as “the old store,” is full of charm, history, and character—perfect for artists, writers, and creative minds. Inside, you’ll find original features like yellow pine hardwood floors, built-ins, a cashier’s desk, and architectural details throughout. The main level offers a bright living and dining area, a kitchen (formerly the butcher shop) with butcher block counters, a half bath, and access to the back deck and backyard. Natural light fills the home, along with beautiful views of the Hudson River. Upstairs includes a full bathroom and a spacious primary bedroom with a large bonus room—ideal for a nursery, office, or walk-in closet—and access to a front deck. There are two additional bedrooms, one with a sunroom and another with back stair access and in-room laundry. The walk-up attic is finished, offering extra flexible space. A full unfinished basement provides great potential and includes walkout access to the backyard. Outside, enjoy multiple porches, some with river views. A separate structure on the property, currently used as a shed, was once a barbershop—adding even more unique history. Additional features include steam radiators, a new Burnham boiler (2025), well tank (2024), well pump (2025), and stainless steel chimney liner. Conveniently located near Bear Mountain, Seven Lakes, and scenic hiking trails. Don’t miss your chance to own this one-of-a-kind home!

Key facts

• Large bonus room
• Multiple porches
• 6,098 sq ft lot

Tags

• YELLOW PINE HARDWOOD FLOORS
• BUTCHER BLOCK COUNTERS
• SPACIOUS PRIMARY BEDROOM
• LARGE BONUS ROOM
• MULTIPLE PORCHES
• FINISHED WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-684 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (32.0% below list).
• Recommended offer: $323k (32.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#493 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: schools F, amenities F, cost of living 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: 17 active listings in the ZIP; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $2k appreciation (0.3% local appreciation)).
• Rockland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,852 (32.0% 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 57 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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. 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?
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: 0.68% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 12.3

CMA / ARV

• ARV (median comp): $735,727
• List price: $475,000
• Delta: -35.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Buckberg Rd	0.46mi	4/2.0 (+1)	2,262 (-1%)	14mo	$580,000	$256	56
340 N Liberty Dr	0.31mi	4/3.0 (+1)	2,092 (-9%)	14mo	$710,000	$339	46
8 Skinner Ct	0.57mi	4/2.5 (+1)	2,099 (-8%)	6mo	$660,000	$314	43
364 N Liberty Dr	0.21mi	4/2.5 (+1)	2,615 (+14%)	21mo	$438,000	$167	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.62×
• Total profit: $-49,876
• Equity at exit: $145,988

10-year hold

• IRR: -1.9%
• Equity multiple: 0.79×
• Total profit: $-28,464
• Equity at exit: $182,055

Cash invested: $133,000 (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 10986

• Home prices YoY: 0.2%
• Active inventory: 17
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,229 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$546 /mo · $6,551/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-684

Break-even live

Break-even rent $4,095

Max offer price $354,129

Occupancy floor —

Sensitivity live

Price	-10% $-415	-5% $-550	+0% $-684	+5% $-819	+10% $-953
Rent	-10% $-939	-5% $-812	+0% $-684	+5% $-557	+10% $-429
Rate	-1.0pp $-445	-0.5pp $-563	base $-684	+0.5pp $-807	+1.0pp $-933

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   status Pending 1514-char remark

   Show marketing remark (1514 chars)

   Welcome to 412 N Liberty Drive! This truly unique home, once known as “the old store,” is full of charm, history, and character—perfect for artists, writers, and creative minds. Inside, you’ll find original features like yellow pine hardwood floors, built-ins, a cashier’s desk, and architectural details throughout. The main level offers a bright living and dining area, a kitchen (formerly the butcher shop) with butcher block counters, a half bath, and access to the back deck and backyard. Natural light fills the home, along with beautiful views of the Hudson River. Upstairs includes a full bathroom and a spacious primary bedroom with a large bonus room—ideal for a nursery, office, or walk-in closet—and access to a front deck. There are two additional bedrooms, one with a sunroom and another with back stair access and in-room laundry. The walk-up attic is finished, offering extra flexible space. A full unfinished basement provides great potential and includes walkout access to the backyard. Outside, enjoy multiple porches, some with river views. A separate structure on the property, currently used as a shed, was once a barbershop—adding even more unique history. Additional features include steam radiators, a new Burnham boiler (2025), well tank (2024), well pump (2025), and stainless steel chimney liner. Conveniently located near Bear Mountain, Seven Lakes, and scenic hiking trails. Don’t miss your chance to own this one-of-a-kind home!

2. 2026-03-19
   listed $475,000 Active 1514-char remark

   Show marketing remark (1514 chars)

   Welcome to 412 N Liberty Drive! This truly unique home, once known as “the old store,” is full of charm, history, and character—perfect for artists, writers, and creative minds. Inside, you’ll find original features like yellow pine hardwood floors, built-ins, a cashier’s desk, and architectural details throughout. The main level offers a bright living and dining area, a kitchen (formerly the butcher shop) with butcher block counters, a half bath, and access to the back deck and backyard. Natural light fills the home, along with beautiful views of the Hudson River. Upstairs includes a full bathroom and a spacious primary bedroom with a large bonus room—ideal for a nursery, office, or walk-in closet—and access to a front deck. There are two additional bedrooms, one with a sunroom and another with back stair access and in-room laundry. The walk-up attic is finished, offering extra flexible space. A full unfinished basement provides great potential and includes walkout access to the backyard. Outside, enjoy multiple porches, some with river views. A separate structure on the property, currently used as a shed, was once a barbershop—adding even more unique history. Additional features include steam radiators, a new Burnham boiler (2025), well tank (2024), well pump (2025), and stainless steel chimney liner. Conveniently located near Bear Mountain, Seven Lakes, and scenic hiking trails. Don’t miss your chance to own this one-of-a-kind home!

ⓘ 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: $6,551 · $546/mo
• Projected year-2 tax: $7,289 · $607/mo
• Expected delta: +$738/yr (+$62/mo · 11.3%)

ⓘ 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 ≥100°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,742
• − Mortgage interest: −$26,607
• − Property taxes: −$6,551
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,099
• − Management: −$3,099
• − Depreciation: −$13,818
• Taxable loss: −$16,808
• Est. tax savings @ 24.0%: +$4,034
• After-tax cash flow: $-4,177/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 — Verplanck

• Score: 69/100
• State rank: #493
• US rank: #8666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 657
• Population (ZIP): 1,402

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Black 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2% Salvadoran 2%
• Common ancestry: Lithuanian 5% Russian 5% Romanian 4%
• Foreign-born: 15% · Canada
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.34%
• Current HPI: 199.6189
• 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

2 events — show timeline

• 2026-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listed $475,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $6,551 · -6.4% YoY. Source: county tax records.