66 Milton Rd Unit D41 · Rye, NY 10580

$699,000

2 bd · 1.0 ba · 1,150 sqft · Condo · 9 Days on market

Built 1929

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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).

• Schools +8.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Cash flow +1.3/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Spacious 2 bedroom 1 bath coop for sale at Blind Brook Lodge, elevator building!! Excellent location to Rye Train Station and charming downtown Rye. Generous square footage in this high floor, sunny home. All hardwoods resurfaced and stained, freshly painted, renovated bathroom and beautiful wood burning fireplace in the living room. Enjoy the designated breakfast nook for meals or space for a home office. Bring your creative design to update the kitchen to your personal taste! There is an overabundance of closet space, no additional storage needed. No need for a car...YMCA, downtown Rye, Rye Train Station, Rye Arts Center all within blocks. Seller having installed 2 new HVAC units prior to closing. Please verify all information. Assigned parking spot $50. Wait list for garage $75. Purchaser to pay 2 months maintenance at closing for Capital Reserve. Maintenance does not include STAR reduction. Building has security with concierge. No smoking complex. Ongoing assessment of 101.56 monthly. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Custom cabinetry
• Marble countertops
• Chef's kitchen

Tags

• CHEVRON HARDWOOD FLOORS
• FULLY RENOVATED INTERIOR
• CHEF'S KITCHEN
• BUILT-IN THERMADOR APPLIANCES
• CUSTOM CABINETRY
• MARBLE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $511k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $447k (36.0% below list).
• Recommended offer: $447k (36.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#431 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Rye City School District (suburban): math 89% / reading 93% proficiency, ranked #4 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: Midland School (math 82% / reading 98%, grade A+, #37 of 2,108 statewide, top 2%, 460 students, 0% FRL); Rye Middle School (math 77% / reading 92%, grade A+, #13 of 729 statewide, top 2%, 685 students, 0% FRL); Rye High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 903 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($5k loan paydown + $46k appreciation (6.6% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $460k; list at $699k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $447,047 (36.0% 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. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 1.49%
• Cash-on-cash: -17.14%
• DSCR: 0.24
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $51,710
• Equity at exit: $468,124

10-year hold

• IRR: 6.6%
• Equity multiple: 2.47×
• Total profit: $287,442
• Equity at exit: $874,871

Cash invested: $195,720 (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 10580

• Home prices YoY: 2.1%
• Active inventory: 121
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $4,470 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• HOA est. from 1 same-building comp: −$1,497
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $-2,796

Break-even live

Break-even rent $8,010

Max offer price $294,421

Occupancy floor —

Sensitivity live

Price	-10% $-2,313	-5% $-2,554	+0% $-2,796	+5% $-3,037	+10% $-3,279
Rent	-10% $-3,149	-5% $-2,973	+0% $-2,796	+5% $-2,619	+10% $-2,443
Rate	-1.0pp $-2,444	-0.5pp $-2,618	base $-2,796	+0.5pp $-2,977	+1.0pp $-3,161

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27-29 Purchase St Rye, NY	3.0	1.0	1081	$4,600	$4.26	19d	1	0.31mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$3,395	$2.57	0d	1	0.32mi
99 Maple Ave Unit 3 Rye, NY	2.0	1.0	800	$3,300	$4.12	5d	1	0.62mi
127 Maple Ave Unit 2 Rye, NY	2.0	1.0	850	$4,600	$5.41	44d	1	0.63mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	21d	1	0.64mi
9 Fenton St Rye, NY	3.0	2.0	1428	$8,800	$6.16	17d	1	0.64mi
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	5d	1	0.73mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	19d	1	0.75mi
83 Grant St Unit 2 Port Chester, NY	2.0	1.0	1200	$3,000	$2.50	25d	1	1.40mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$4,500	$4.03	0d	1	1.44mi
22 Wyman St Rye Brook, NY	3.0	1.0	1193	$3,500	$2.93	44d	1	1.44mi

HOA detail condo

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

Listing history 5 events

1. 2026-04-23
   status Pending
2. 2026-04-06
   listed $699,000 Active
3. 2022-07-22
   soldstatus $460,000 Closed 1058-char remark

   Show marketing remark (1058 chars)

   Spacious 2 bedroom 1 bath coop for sale at Blind Brook Lodge, elevator building!! Excellent location to Rye Train Station and charming downtown Rye. Generous square footage in this high floor, sunny home. All hardwoods resurfaced and stained, freshly painted, renovated bathroom and beautiful wood burning fireplace in the living room. Enjoy the designated breakfast nook for meals or space for a home office. Bring your creative design to update the kitchen to your personal taste! There is an overabundance of closet space, no additional storage needed. No need for a car...YMCA, downtown Rye, Rye Train Station, Rye Arts Center all within blocks. Seller having installed 2 new HVAC units prior to closing. Please verify all information. Assigned parking spot $50. Wait list for garage $75. Purchaser to pay 2 months maintenance at closing for Capital Reserve. Maintenance does not include STAR reduction. Building has security with concierge. No smoking complex. Ongoing assessment of 101.56 monthly. Additional Information: HeatingFuel:Oil Above Ground,

4. 2022-04-19
   status Pending 1058-char remark

   Show marketing remark (1058 chars)

   Spacious 2 bedroom 1 bath coop for sale at Blind Brook Lodge, elevator building!! Excellent location to Rye Train Station and charming downtown Rye. Generous square footage in this high floor, sunny home. All hardwoods resurfaced and stained, freshly painted, renovated bathroom and beautiful wood burning fireplace in the living room. Enjoy the designated breakfast nook for meals or space for a home office. Bring your creative design to update the kitchen to your personal taste! There is an overabundance of closet space, no additional storage needed. No need for a car...YMCA, downtown Rye, Rye Train Station, Rye Arts Center all within blocks. Seller having installed 2 new HVAC units prior to closing. Please verify all information. Assigned parking spot $50. Wait list for garage $75. Purchaser to pay 2 months maintenance at closing for Capital Reserve. Maintenance does not include STAR reduction. Building has security with concierge. No smoking complex. Ongoing assessment of 101.56 monthly. Additional Information: HeatingFuel:Oil Above Ground,

5. 2022-03-17
   listed $455,000 Active 1058-char remark

   Show marketing remark (1058 chars)

   Spacious 2 bedroom 1 bath coop for sale at Blind Brook Lodge, elevator building!! Excellent location to Rye Train Station and charming downtown Rye. Generous square footage in this high floor, sunny home. All hardwoods resurfaced and stained, freshly painted, renovated bathroom and beautiful wood burning fireplace in the living room. Enjoy the designated breakfast nook for meals or space for a home office. Bring your creative design to update the kitchen to your personal taste! There is an overabundance of closet space, no additional storage needed. No need for a car...YMCA, downtown Rye, Rye Train Station, Rye Arts Center all within blocks. Seller having installed 2 new HVAC units prior to closing. Please verify all information. Assigned parking spot $50. Wait list for garage $75. Purchaser to pay 2 months maintenance at closing for Capital Reserve. Maintenance does not include STAR reduction. Building has security with concierge. No smoking complex. Ongoing assessment of 101.56 monthly. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,646
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$3,495
• − Repairs & maintenance: −$4,292
• − Management: −$4,292
• − HOA: −$17,964
• − Depreciation: −$20,335
• Taxable loss: −$46,371
• Est. tax savings @ 24.0%: +$11,129
• After-tax cash flow: $-22,422/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: Rye City School District
• NCES district ID: 3625260
• Math proficiency: 89% ▲ 11.00%
• Reading proficiency: 93% ▲ 12.00%
• Median HH income: $144,848
• Composite: 85.84/100
• National rank: #6
• State rank: #4 of 590 in NY

Livability — Rye

• Score: 70/100
• State rank: #431
• US rank: #7470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rye, NY
• County: Westchester County · 709,332 people
• City population: 18,391
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 18,391
• Household income: $250,001
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 580.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Asian 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 3% German 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 6.64%
• Current HPI: 321.5777
• 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

+53.6% since first listed

5 events — show timeline

• 2026-04-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-22 Sold (MLS) $460,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-17 Listed $455,000 OneKey® MLS as Distributed by MLS Grid