139 8th St · Verplanck, NY 10596

$575,000

2 bd · 1.5 ba · 1,550 sqft · SingleFamily · 74 Days on market

Built 1950 5,000 sqft lot $371/sqft · at area comps Est $578k · at est.

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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 +14.1/30.0
• ARV discount +7.7/15.0
• Appreciation +7.2/10.0
• Schools +6.0/10.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to your wonderful home in Verplanck, New York. This legal 2 bedroom 1 1/2 bath Side Hall Colonial lives like a 4 bedroom home with it's extra rooms. Located on a flat property that is within walking distance to lovely town parks, Lake Meahagh, restaurants and the Majestic Hudson River! This location is very convenient to Metro North Cortlandt Station and Route 9 and 9A. Step inside this freshly painted home, featuring lots of windows and beautiful new laminate flooring. The Sun-Drenched Livingroom and Dining Room have ample space for all of your furniture. The eat-in-kitchen, features new Cabinetry and new Stainless Steel appliances. The room in the back is perfect for a family room or an extra bedroom. There is also a 1/2 bath, walk-in -closet as well as a door out to the side deck. Upstairs, you'll find 2 bedrooms and a full Hall Bath, freshly painted with new fixtures. On the 3rd floor, your find a walk-up finished attic room, ideal for an office or a guest room. The taxes are less than $6,000 per year! The STAR Rebate program this year was $1,188 ! (if you qualify) This beauful home is zoned for the Hendrick Hudson School District.

Key facts

• New cabinetry
• New vinyl flooring
• 5,000 sq ft lot

Tags

• 2 BEDROOM FLAT PROPERTY
• WALKING DISTANCE TO PARKS
• CONVENIENT TO METRO NORTH
• NEW VINYL FLOORING
• NEW CABINETRY
• NEW STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $81 ($977/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $481k (16.3% below list).
• Recommended offer: $481k (16.3% 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.
• Hendrick Hudson Central School District (suburban): math 62% / reading 72% proficiency, ranked #143 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 6 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

• In year one you build about $30k of equity ($4k loan paydown + $26k appreciation (4.5% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $161k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($540k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $310k; list at $575k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $481,100 (16.3% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $577,934
• List price: $575,000
• Delta: -0.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Broadway	0.18mi	3/2.0 (+1)	1,680 (+8%)	0mo	$405,000	$241	70
286 9th St	0.39mi	2/2.0	1,559 (+1%)	11mo	$510,000	$327	69
110 2nd St	0.33mi	3/1.5 (+1)	1,600 (+3%)	11mo	$525,000	$328	65
92 14th St	0.29mi	3/2.0 (+1)	1,425 (-8%)	5mo	$515,000	$361	62
15 Arlington Ct	0.73mi	3/1.0 (+1)	1,552 (+0%)	5mo	$577,500	$372	54
120 Westchester Ave	0.54mi	3/2.0 (+1)	1,384 (-11%)	6mo	$510,500	$369	45

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

Projected returns pro-forma

4.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.74×
• Total profit: $119,686
• Equity at exit: $306,753

10-year hold

• IRR: 13.3%
• Equity multiple: 3.28×
• Total profit: $366,322
• Equity at exit: $514,263

Cash invested: $161,000 (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 10596

• Home prices YoY: 2.9%
• Active inventory: 6
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,811 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$464 /mo · $5,572/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $81

Break-even live

Break-even rent $4,708

Max offer price $575,000

Occupancy floor 93%

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Craft Ln Buchanan, NY	1.0–2.0	1.0–2.0	974	$4,811	$4.94	1d	91	1.31mi

Listing history 10 events

1. 2026-06-09
   days on market $575,000 Active 74 DOM
2. 2026-06-08
   days on market $575,000 Active 73 DOM
3. 2026-06-07
   days on market $575,000 Active 72 DOM
4. 2026-06-04
   days on market $575,000 Active 69 DOM
5. 2026-06-03
   days on market $575,000 Active 68 DOM
6. 2026-06-01
   days on market $575,000 Active 66 DOM
7. 2026-05-31
   days on market $575,000 Active 65 DOM
8. 2026-05-07
   price $575,000 1166-char remark

   Show marketing remark (1166 chars)

   Welcome home to your wonderful home in Verplanck, New York. This legal 2 bedroom 1 1/2 bath Side Hall Colonial lives like a 4 bedroom home with it's extra rooms. Located on a flat property that is within walking distance to lovely town parks, Lake Meahagh, restaurants and the Majestic Hudson River! This location is very convenient to Metro North Cortlandt Station and Route 9 and 9A. Step inside this freshly painted home, featuring lots of windows and beautiful new laminate flooring. The Sun-Drenched Livingroom and Dining Room have ample space for all of your furniture. The eat-in-kitchen, features new Cabinetry and new Stainless Steel appliances. The room in the back is perfect for a family room or an extra bedroom. There is also a 1/2 bath, walk-in -closet as well as a door out to the side deck. Upstairs, you'll find 2 bedrooms and a full Hall Bath, freshly painted with new fixtures. On the 3rd floor, your find a walk-up finished attic room, ideal for an office or a guest room. The taxes are less than $6,000 per year! The STAR Rebate program this year was $1,188 ! (if you qualify) This beauful home is zoned for the Hendrick Hudson School District.

9. 2026-03-27
   listed $599,999 Active 1166-char remark

   Show marketing remark (1166 chars)

   Welcome home to your wonderful home in Verplanck, New York. This legal 2 bedroom 1 1/2 bath Side Hall Colonial lives like a 4 bedroom home with it's extra rooms. Located on a flat property that is within walking distance to lovely town parks, Lake Meahagh, restaurants and the Majestic Hudson River! This location is very convenient to Metro North Cortlandt Station and Route 9 and 9A. Step inside this freshly painted home, featuring lots of windows and beautiful new laminate flooring. The Sun-Drenched Livingroom and Dining Room have ample space for all of your furniture. The eat-in-kitchen, features new Cabinetry and new Stainless Steel appliances. The room in the back is perfect for a family room or an extra bedroom. There is also a 1/2 bath, walk-in -closet as well as a door out to the side deck. Upstairs, you'll find 2 bedrooms and a full Hall Bath, freshly painted with new fixtures. On the 3rd floor, your find a walk-up finished attic room, ideal for an office or a guest room. The taxes are less than $6,000 per year! The STAR Rebate program this year was $1,188 ! (if you qualify) This beauful home is zoned for the Hendrick Hudson School District.

10. 2023-01-04
    soldstatus $310,000

ⓘ 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: $5,572 · $464/mo
• Projected year-2 tax: $7,645 · $637/mo
• Expected delta: +$2,073/yr (+$173/mo · 37.2%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $57,732
• − Mortgage interest: −$32,209
• − Property taxes: −$5,572
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − Depreciation: −$16,727
• Taxable loss: −$8,888
• Est. tax savings @ 24.0%: +$2,133
• After-tax cash flow: $3,110/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: Hendrick Hudson Central School District
• NCES district ID: 3614190
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 72% ▲ 15.00%
• Median HH income: $88,159
• Composite: 60.49/100
• National rank: #846
• State rank: #143 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

• Census place: Verplanck, NY
• City population: 657
• Population (ZIP): 657

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 (67%)
• Race & ethnicity: White 67% Two or more races 21% Hispanic / Latino 18% Black 8%
• Hispanic origin (detail): Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 12% Italian 12% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 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: ▲ 4.45%
• Current HPI: 160.2183
• 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

+85.5% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $599,999 OneKey® MLS as Distributed by MLS Grid
• 2023-01-04 Sold (Public Records) $310,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $5,572 · +29.2% YoY. Source: county tax records.