2 Turner Dr · Millwood, NY 10514

$1,100,000

5 bd · 3.5 ba · 2,715 sqft · SingleFamily public records · 10 Days on market

Built 1934 0.73 ac lot Est $1200k · 8% under

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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 +21.9/30.0
• ARV discount +11.3/15.0
• Schools +8.6/10.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charm, Charm, Charm!! Immaculate Updated 4/5 Br Colonial. Lush Landscaping, Perennial Gardens. New Garage With Great Storage Above. New Windows Upper Floor. Some Advanced Notice To Show Appreciated, Tenant Occupied.

Key facts

• 0.73 acre lot
• 2 garage spots
• Built 1934

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Septic tank; Utilities: See remarks
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Gas cooktop; Gas oven; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; Central air conditioning; One fireplace
• Interior features: First-floor bedroom and full bath; Built-in features; Cathedral ceilings; Ceiling fans; Formal dining room; His and hers closets; Natural woodwork; Primary bathroom; Master suite on main level; Storage space; Basement with storage
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.10M).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Chappaqua Central School District (suburban): math 81% / reading 88% proficiency, ranked #5 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Westorchard School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 425 students, 4% FRL); Robert E Bell School (math 71% / reading 84%, grade A+, #39 of 729 statewide, top 5%, 594 students, 6% FRL); Horace Greeley High School (math 100% / reading 100%, grade A+, #1 of 1,100 statewide, top 0%, 1,152 students, 0% FRL) — zoned schools at 3% FRL track the district average.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $33k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $606k; list at $1.10M implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $1,100,000

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $1,200,030
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
341 Millwood Rd	0.05mi	4/2.5 (-1)	2,541 (-6%)	5mo	$1,375,000	$541	74
9 Whitlaw Ln	0.29mi	4/2.5 (-1)	2,932 (+8%)	2mo	$1,655,800	$565	63
508 Millwood Rd	0.45mi	4/3.0 (-1)	2,940 (+8%)	1mo	$1,300,000	$442	58
20 High Meadows Rd	0.59mi	4/4.0 (-1)	2,877 (+6%)	16mo	$765,000	$266	42
5 Longview Ln	0.73mi	4/3.0 (-1)	3,016 (+11%)	23mo	$1,289,000	$427	21

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-66,874
• Equity at exit: $164,014

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $86,610
• Equity at exit: $95,108

Cash invested: $308,000 (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 10514

• Active inventory: 75
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $12,500 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,908 /mo · $22,891/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,625
• Net cashflow: $1,741

Break-even live

Break-even rent $10,297

Max offer price $1,100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $2,363	-5% $2,052	+0% $1,741	+5% $1,429	+10% $1,118
Rent	-10% $753	-5% $1,247	+0% $1,741	+5% $2,234	+10% $2,728
Rate	-1.0pp $2,295	-0.5pp $2,020	base $1,741	+0.5pp $1,456	+1.0pp $1,166

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Crow Hill Rd Mount Kisco, NY	4.0	2.0	3000	$12,500	$4.17	3d	1	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $1,100,000 Active 10 DOM
2. 2026-06-17
   days on market $1,100,000 Active 9 DOM
3. 2026-06-16
   days on market $1,100,000 Active 8 DOM
4. 2026-06-15
   days on market $1,100,000 Active 7 DOM
5. 2026-06-13
   days on market $1,100,000 Active 5 DOM
6. 2026-06-13
   days on market $1,100,000 Active 4 DOM
7. 2026-06-09
   statusdays on market $1,100,000 Active 1 DOM
8. 2026-06-08
   days on market $1,100,000 Coming Soon 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $1,100,000 Coming Soon 1 DOM

ⓘ 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: $22,891 · $1,908/mo
• Projected year-2 tax: $22,891 · $1,908/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $150,000
• − Mortgage interest: −$61,617
• − Property taxes: −$22,891
• − Insurance: −$5,500
• − Repairs & maintenance: −$12,000
• − Management: −$12,000
• − Depreciation: −$32,000
• Taxable income: $3,992
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $19,929/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: Chappaqua Central School District
• NCES district ID: 3606990
• Math proficiency: 81% ▼ -7.00%
• Reading proficiency: 88% ▲ 6.00%
• Median HH income: $200,741
• Composite: 85.78/100
• National rank: #7
• State rank: #5 of 590 in NY

Livability — Millwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 12,227

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 13% Two or more races 9% Hispanic / Latino 9% Black 4%
• Hispanic origin (detail): Dominican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 6% Chinese 3% Spanish 3%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -633.91%
• Current HPI: 251.9894
• 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

+182.1% since first listed

7 events — show timeline

• 2026-06-06 Coming Soon $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2000-09-27 Sold (Public Records) $605,500 Public Records
• 2000-08-07 Sold (MLS) $605,500 HGMLS
• 2000-05-23 Price Changed $611,000 HGMLS
• 2000-05-23 Delisted — HGMLS
• 2000-02-28 Listed $605,500 HGMLS
• 1989-01-19 Sold (Public Records) $390,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $22,891 · +2.0% YoY. Source: county tax records.