2 Consulate Dr Unit 3B · Tuckahoe, NY 10707

$260,000

None bd · 1.0 ba · 454 sqft · MultiFamily · 7 Days on market

Built 1972 $370/mo HOA · 10% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Commuters Dream!!! Thirty Minute Ride To Manhattan And A Two Minute Walk To The Train. 24 Hour Gate House Security, Ingroung Pool. Studio Converted To One Bedroom For More Privacy! Great Investment Opportunity.

Key facts

• $370 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $12k ($146k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $260k).
• Cap rate 62.6% vs local median 2.9% in Tuckahoe — 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 79/100 on livability (#125 in NY, #2,013 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• Eastchester Union Free School District (suburban): math 79% / reading 80% proficiency, ranked #42 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Anne Hutchinson School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 432 students, 0% FRL); Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $18,121/mo this rent would consume 166% of the median local household income ($131k/yr) (locally 363% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $173k; list at $260k implies a 50% gain — meaningful room to come down on a strong offer.

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 $260,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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?
6. 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.
7. 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.
8. 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: 6.97% ✓
• Cap rate: 62.62%
• Cash-on-cash: 201.18%
• DSCR: 9.95
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.11×
• Total profit: $735,663
• Equity at exit: $38,767

10-year hold

• IRR: —
• Equity multiple: 23.57×
• Total profit: $1,643,432
• Equity at exit: $22,480

Cash invested: $72,800 (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 10707

• Active inventory: 44
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $18,121 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$108
• HOA: −$370
• Vacancy / Maint / Mgmt: −$3,805
• Net cashflow: $12,205

Break-even live

Break-even rent $2,672

Max offer price $260,000

Occupancy floor 28%

Sensitivity live

Price	-10% $12,352	-5% $12,278	+0% $12,205	+5% $12,131	+10% $12,058
Rent	-10% $10,773	-5% $11,489	+0% $12,205	+5% $12,921	+10% $13,636
Rate	-1.0pp $12,336	-0.5pp $12,271	base $12,205	+0.5pp $12,137	+1.0pp $12,069

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$18,120
Total (5 units)			$18,121

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: poolsecurity

Listing history 11 events

1. 2026-03-30
   status Pending
2. 2026-03-14
   listed $260,000 Active
3. 2026-03-12
   historical $260,000
4. 2006-04-25
   soldstatus $173,000 210-char remark

   Show marketing remark (210 chars)

   Commuters Dream!!! Thirty Minute Ride To Manhattan And A Two Minute Walk To The Train. 24 Hour Gate House Security, Ingroung Pool. Studio Converted To One Bedroom For More Privacy! Great Investment Opportunity.

5. 2006-04-25
   price $179,000 210-char remark

   Show marketing remark (210 chars)

   Commuters Dream!!! Thirty Minute Ride To Manhattan And A Two Minute Walk To The Train. 24 Hour Gate House Security, Ingroung Pool. Studio Converted To One Bedroom For More Privacy! Great Investment Opportunity.

6. 2006-02-13
   listed $173,000 210-char remark

   Show marketing remark (210 chars)

   Commuters Dream!!! Thirty Minute Ride To Manhattan And A Two Minute Walk To The Train. 24 Hour Gate House Security, Ingroung Pool. Studio Converted To One Bedroom For More Privacy! Great Investment Opportunity.

7. 2003-03-17
   soldstatus $132,000
8. 2000-04-20
   soldstatus $63,000 113-char remark

   Show marketing remark (113 chars)

   Great Studio Facing Back Of Building!!!! Pool, Gatehouse, Parking, Walk To Train. Won't Last. .. .Easy To Show!!!

9. 2000-03-24
   price $69,900 113-char remark

   Show marketing remark (113 chars)

   Great Studio Facing Back Of Building!!!! Pool, Gatehouse, Parking, Walk To Train. Won't Last. .. .Easy To Show!!!

10. 2000-03-24
    historical 113-char remark

    Show marketing remark (113 chars)

    Great Studio Facing Back Of Building!!!! Pool, Gatehouse, Parking, Walk To Train. Won't Last. .. .Easy To Show!!!

11. 2000-01-22
    listed $63,000 113-char remark

    Show marketing remark (113 chars)

    Great Studio Facing Back Of Building!!!! Pool, Gatehouse, Parking, Walk To Train. Won't Last. .. .Easy To Show!!!

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,811 · $318/mo
• Expected delta: +$583/yr (+$49/mo · 18.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $217,452
• − Mortgage interest: −$14,564
• − Property taxes: −$3,228
• − Insurance: −$1,300
• − Repairs & maintenance: −$17,396
• − Management: −$17,396
• − HOA: −$4,440
• − Depreciation: −$7,564
• Taxable income: $151,564
• Est. tax owed @ 24.0%: −$36,375
• After-tax cash flow: $110,082/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: Eastchester Union Free School District
• NCES district ID: 3610080
• Math proficiency: 79% ▲ 1.00%
• Reading proficiency: 80% ▲ 9.00%
• Median HH income: $96,944
• Composite: 71.74/100
• National rank: #216
• State rank: #42 of 590 in NY

Livability — Tuckahoe

• Score: 79/100
• State rank: #125
• US rank: #2013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuckahoe, NY
• County: Westchester County · 709,332 people
• City population: 9,688
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 9,688
• Household income: $130,957
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 363.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Asian 12% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 13% Korean 5% Other Indo-European 5%

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: ▼ -479.55%
• Current HPI: 261.5898
• 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

+312.7% since first listed

11 events — show timeline

• 2026-03-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Coming Soon $260,000 OneKey® MLS as Distributed by MLS Grid
• 2006-04-25 Price Changed $179,000 HGMLS
• 2006-04-25 Sold (MLS) $173,000 HGMLS
• 2006-02-13 Listed $173,000 HGMLS
• 2003-03-17 Sold (Public Records) $132,000 Public Records
• 2000-04-20 Sold (MLS) $63,000 HGMLS
• 2000-03-24 Delisted — HGMLS
• 2000-03-24 Price Changed $69,900 HGMLS
• 2000-01-22 Listed $63,000 HGMLS

Property tax history

+2.1%/yr

Latest (2025): $3,228 · +3.6% YoY. Source: county tax records.