100 Diplomat Dr Unit 8C · Mount Kisco, NY 10549

$269,999

2 bd · 2.0 ba · 1,200 sqft · Condo · 40 Days on market

Built 1972

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Top unit in Diplomat Towers. 8th floor, with new Balcony, and a great view. This is the largest unit in this complex. 2 Bedroom , 2 full baths. New wood floor throughout. Spacious and very light all day. New air-conditioner, great size rooms. Brand new out-door pool. Parking space with unit, additional fee for second car. Great buy!

Key facts

• Parking
• Community pool
• Built 1972

Property features AI

Finance

• HOA & community: Managed by North East Prefered Management; Building amenities: elevator(s), fitness center, maintained grounds, parking, playground, pool, sauna; Association fee includes common area and exterior maintenance, grounds care, heat, hot water, pool service, sewer, trash, snow removal, and water

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Electric service: Con-Edison; Public sewer; Cable available
• Home design: Stock cooperative; One-level unit; Entry on 8th floor; 8-story building; Actual property condition
• Construction: Brick construction
• Exterior features: Balcony; Garden; Outdoor lighting; Playground; Outdoor space; Pool/Spa (indoor and outdoor pool)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Located on 8th floor
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Formal dining area; Primary bathroom; Sauna; Walk-through kitchen; Walk-in closet(s); Terrace (patio/porch feature); Pets allowed: cats
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.5% in Mount Kisco — 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 66/100 on livability (#617 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+, housing B+; Watch: amenities F, commute F, cost of living F.
• Bedford Central School District (rural): math 54% / reading 60% proficiency, ranked #211 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Mount Kisco Elementary School (math 31% / reading 42%, grade F, #1,560 of 2,108 statewide, top 74%, 521 students, 67% FRL); Fox Lane Middle School (math 42% / reading 55%, grade C-, #300 of 729 statewide, top 41%, 765 students, 38% FRL); Fox Lane High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 1,241 students, 36% FRL) — zoned schools average 47% FRL vs 10% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $190k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $261,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.0

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-500
• Equity at exit: $40,258

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $55,393
• Equity at exit: $23,345

Cash invested: $75,600 (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 10549

• Active inventory: 109
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $678

Break-even live

Break-even rent $2,362

Max offer price $269,999

Occupancy floor 74%

Sensitivity live

Price	-10% $865	-5% $772	+0% $678	+5% $585	+10% $492
Rent	-10% $424	-5% $551	+0% $678	+5% $806	+10% $933
Rate	-1.0pp $814	-0.5pp $747	base $678	+0.5pp $608	+1.0pp $537

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Gatto Dr Mount Kisco, NY	3.0	1.0	1500	$3,400	$2.27	2d	1	0.13mi
165 E Main St Unit 2B Mt Kisco, NY	3.0	1.0	1000	$3,500	$3.50	3d	1	0.36mi
237 W Main St Mt Kisco, NY	3.0	1.5	1400	$4,200	$3.00	2d	1	0.40mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	44d	1	0.45mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	19d	1	0.53mi
27 Mountain Ave Unit 1 Mt Kisco, NY	3.0	2.0	1435	$5,000	$3.48	45d	1	0.56mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	2d	1	0.68mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	2d	1	0.71mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	11d	1	1.15mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	2d	1	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-07
   listed $269,999 Active
4. 2026-03-02
   historical $269,999
5. 2016-02-03
   soldstatus $190,000 Sold 334-char remark

   Show marketing remark (334 chars)

   Top unit in Diplomat Towers. 8th floor, with new Balcony, and a great view. This is the largest unit in this complex. 2 Bedroom , 2 full baths. New wood floor throughout. Spacious and very light all day. New air-conditioner, great size rooms. Brand new out-door pool. Parking space with unit, additional fee for second car. Great buy!

6. 2016-01-06
   soldstatus $190,000 390-char remark

   Show marketing remark (390 chars)

   Top unit in Diplomat Towers. 8th floor, with new Balcony, and a great view. This is the largest unit in this complex. 2 Bedroom , 2 full baths. New wood floor throughout. Spacious and very light all day. New air-conditioner, great size rooms. Brand new out-door pool. Parking space with unit, additional fee for second car. Great buy! Additional Information: HeatingFuel:Oil Above Ground,

7. 2015-10-23
   historical Pending 334-char remark

   Show marketing remark (334 chars)

   Top unit in Diplomat Towers. 8th floor, with new Balcony, and a great view. This is the largest unit in this complex. 2 Bedroom , 2 full baths. New wood floor throughout. Spacious and very light all day. New air-conditioner, great size rooms. Brand new out-door pool. Parking space with unit, additional fee for second car. Great buy!

8. 2015-09-21
   listed $190,000 Active 334-char remark

   Show marketing remark (390 chars)

   Top unit in Diplomat Towers. 8th floor, with new Balcony, and a great view. This is the largest unit in this complex. 2 Bedroom , 2 full baths. New wood floor throughout. Spacious and very light all day. New air-conditioner, great size rooms. Brand new out-door pool. Parking space with unit, additional fee for second car. Great buy! Additional Information: HeatingFuel:Oil Above Ground,

9. 2015-09-21
   listed $190,000 390-char remark

   Show marketing remark (390 chars)

   Top unit in Diplomat Towers. 8th floor, with new Balcony, and a great view. This is the largest unit in this complex. 2 Bedroom , 2 full baths. New wood floor throughout. Spacious and very light all day. New air-conditioner, great size rooms. Brand new out-door pool. Parking space with unit, additional fee for second car. Great buy! Additional Information: HeatingFuel:Oil Above Ground,

10. 2011-12-15
    historical
11. 2011-10-27
    price
12. 2011-09-12
    price
13. 2011-08-24
    listed 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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,646
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$7,855
• Taxable income: $4,084
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $7,160/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: Bedford Central School District
• NCES district ID: 3619950
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $98,055
• Composite: 53.17/100
• National rank: #1508
• State rank: #211 of 590 in NY

Livability — Mount Kisco

• Score: 66/100
• State rank: #617
• US rank: #11203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Kisco, NY
• County: Westchester County · 709,332 people
• City population: 16,135
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 16,135
• Household income: $133,988
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 368.0

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 (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 24% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -371.21%
• Current HPI: 268.8086
• 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

+42.1% since first listed

13 events — show timeline

• 2026-04-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-07 Listed $269,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Coming Soon $269,999 OneKey® MLS as Distributed by MLS Grid
• 2016-02-03 Sold (MLS) $190,000 HGMLS
• 2016-01-06 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-23 Contingent — HGMLS
• 2015-09-21 Listed $190,000 HGMLS
• 2015-09-21 Listed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2011-12-15 Delisted — HGMLS
• 2011-10-27 Price Changed — HGMLS
• 2011-09-12 Price Changed — HGMLS
• 2011-08-24 Listed — HGMLS