35 Peck Ave Unit 35A · Rye, NY 10580

$399,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 44 Days on market

Built 1948

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Why this score? — see what drove the B- 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 +20.6/30.0
• Schools +8.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location, Location, Location!!! Bright & sunny corner Townhouse co-op ideally located on a quiet cul-de-sac within complex. Features include a new roof, beautiful hardwood floors throughout, new windows, an open concept living room/dining room, an updated kitchen & bath, a large deck facing Loudin Woods with breath taking views, a large attic for optimum storage & loads of closet space. FRESHLY PAINTED THROUGHOUT! Laundry room just a few steps away for your convenience. Extra Storage available in one of our many common storage rooms. Close to railroad (3 minute walk), shopping, golf course & beach. City convenience with suburban ambiance is yours at a very affordable price! Rare opportunity that won't last! This unit is move-in ready. Just bring your furniture & enjoy! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

Key facts

• 75 garage spots
• Built 1948
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.5% in Rye — 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 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $29k of equity ($3k loan paydown + $27k appreciation (6.6% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~3 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 44 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $325k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1948 — 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 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?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.0

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: 21.5%
• Equity multiple: 2.47×
• Total profit: $164,387
• Equity at exit: $267,212

10-year hold

• IRR: 20.2%
• Equity multiple: 5.06×
• Total profit: $453,796
• Equity at exit: $499,390

Cash invested: $111,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,161 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $529

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 82%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	4d	1	0.30mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	18d	1	0.34mi
27-29 Purchase St Rye, NY	3.0	1.0	1081	$4,600	$4.26	18d	1	0.38mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$3,395	$2.57	1d	1	0.65mi
83 Grant St Unit 2 Port Chester, NY	2.0	1.0	1200	$3,000	$2.50	24d	1	0.81mi
22 Wyman St Rye Brook, NY	3.0	1.0	1193	$3,500	$2.93	43d	1	0.90mi
99 Maple Ave Unit 3 Rye, NY	2.0	1.0	800	$3,300	$4.12	4d	1	0.98mi
250 S Ridge St Unit 2 Rye Brook, NY	3.0	1.0	1350	$3,800	$2.81	24d	1	0.98mi
127 Maple Ave Unit 2 Rye, NY	2.0	1.0	850	$4,600	$5.41	43d	1	1.02mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	20d	1	1.03mi
494 W William St Unit 1st Floor Rye Brook, NY	2.0	2.0	1244	$3,685	$2.96	43d	1	1.05mi
494 W William St Port Chester, NY	2.0	2.0	1370	$3,685	$2.69	43d	1	1.05mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	17d	1	1.08mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	43d	1	1.09mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	43d	1	1.13mi
9 Fenton St Rye, NY	3.0	2.0	1428	$8,800	$6.16	16d	1	1.27mi
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	24d	1	1.30mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	7d	1	1.36mi
411 Westchester Ave Port Chester, NY	2.0	2.0	1250	$3,015	$2.41	16d	1	1.37mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	3d	1	1.41mi
88 S Water St #107 Greenwich, CT	2.0	2.0	1256	$6,300	$5.02	1d	1	1.45mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$4,691	$5.74	7d	1	1.50mi
5 Wellington Pl Unit B Greenwich, CT	3.0	2.0	1152	$4,500	$3.91	43d	1	1.50mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	1d	1	1.50mi

HOA detail condo

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

Listing history 8 events

1. 2025-12-30
   status Pending
2. 2025-11-17
   listed $399,000 Active
3. 2025-11-14
   historical $399,000
4. 2025-11-14
   listed $399,000 Active
5. 2025-11-13
   historical $399,000
6. 2019-01-30
   soldstatus $325,000 Sold 907-char remark

   Show marketing remark (907 chars)

   Location, Location, Location!!! Bright & sunny corner Townhouse co-op ideally located on a quiet cul-de-sac within complex. Features include a new roof, beautiful hardwood floors throughout, new windows, an open concept living room/dining room, an updated kitchen & bath, a large deck facing Loudin Woods with breath taking views, a large attic for optimum storage & loads of closet space. FRESHLY PAINTED THROUGHOUT! Laundry room just a few steps away for your convenience. Extra Storage available in one of our many common storage rooms. Close to railroad (3 minute walk), shopping, golf course & beach. City convenience with suburban ambiance is yours at a very affordable price! Rare opportunity that won't last! This unit is move-in ready. Just bring your furniture & enjoy! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

7. 2018-10-13
   status Pending 907-char remark

   Show marketing remark (907 chars)

   Location, Location, Location!!! Bright & sunny corner Townhouse co-op ideally located on a quiet cul-de-sac within complex. Features include a new roof, beautiful hardwood floors throughout, new windows, an open concept living room/dining room, an updated kitchen & bath, a large deck facing Loudin Woods with breath taking views, a large attic for optimum storage & loads of closet space. FRESHLY PAINTED THROUGHOUT! Laundry room just a few steps away for your convenience. Extra Storage available in one of our many common storage rooms. Close to railroad (3 minute walk), shopping, golf course & beach. City convenience with suburban ambiance is yours at a very affordable price! Rare opportunity that won't last! This unit is move-in ready. Just bring your furniture & enjoy! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

8. 2018-09-20
   listed $335,900 Active 907-char remark

   Show marketing remark (907 chars)

   Location, Location, Location!!! Bright & sunny corner Townhouse co-op ideally located on a quiet cul-de-sac within complex. Features include a new roof, beautiful hardwood floors throughout, new windows, an open concept living room/dining room, an updated kitchen & bath, a large deck facing Loudin Woods with breath taking views, a large attic for optimum storage & loads of closet space. FRESHLY PAINTED THROUGHOUT! Laundry room just a few steps away for your convenience. Extra Storage available in one of our many common storage rooms. Close to railroad (3 minute walk), shopping, golf course & beach. City convenience with suburban ambiance is yours at a very affordable price! Rare opportunity that won't last! This unit is move-in ready. Just bring your furniture & enjoy! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,927
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,994
• − Management: −$3,994
• − Depreciation: −$11,607
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $6,353/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

+18.8% since first listed

8 events — show timeline

• 2025-12-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Coming Soon $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Coming Soon $399,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-30 Sold (MLS) $325,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-20 Listed $335,900 OneKey® MLS as Distributed by MLS Grid