98 Eastwoods Rd · Scotts Corners, NY 10576

$690,000

2 bd · 1.0 ba · 1,806 sqft · SingleFamily public records · 164 Days on market

Built 1940 7.00 ac lot ↓ 16% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Endless possibilities await - restore, rebuild, or reimagine this serene Pound Ridge property and create the lifestyle you’ve been dreaming of. This remarkable 7-acre property, once home to horses and still featuring the remnants of a paddock and two-stall barn, is nestled near the end of a stonewall-lined driveway. The existing two-bedroom, one-bath residence with an unfinished modern addition (approximately 1,806 sq. ft. ) offers a rare opportunity to own a country retreat. Surrounded by stately oaks, dogwoods, pines, and mountain laurel, the tranquil setting provides privacy, beauty, and space that are increasingly hard to find. The grounds of the property include a non-working ing

Key facts

• 7 acre property
• Two stall barn
• Vaulted ceilings

Tags

• 7 ACRE PROPERTY
• TWO STALL BARN
• STONEWALL LINED DRIVEWAY
• PRIVATE WALKING TRAILS
• DRAMATIC ROCK OUTCROPPINGS
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: Driveway; Garage (1 space); Total parking for 1 vehicle
• Security: Video cameras
• Utilities: Electric service by NYSEG; Septic tank; Cable available; Electricity available; Private trash collection; Water available
• Home design: Single family residence; Under construction
• Construction: Cedar and other exterior materials; Concrete perimeter foundation; Other foundation details
• Exterior features: Front yard; Partially wooded and wooded areas; Private, secluded setting; Stone/brick wall; Barn(s) and shed(s); In-ground private pool

Interior

• Kitchen: No appliances listed
• Flooring: Hardwood floors; Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Other heating; No cooling
• Interior features: Other interior features; Partial, unfinished basement with walk-out access; Crawl attic; Five total rooms; One and one-half levels
• Laundry & utility: Laundry located in basement

🏗️ New construction. The $690,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $429,828.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $690k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/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 $604k (12.5% below list).
• Recommended offer: $604k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 11.5% vs local median 2.4% in Scotts Corners — 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 63/100 on livability (#810 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, 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: Pound Ridge Elementary School (math 52% / reading 77%, grade B, #591 of 2,108 statewide, top 31%, 238 students, 10% 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 28% FRL vs 10% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k appreciation (3.8% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $120k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($607k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $603,860 (12.5% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $429,828
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Eastwoods Rd	0.00mi	2/1.0	1,806 (0%)	1mo	$430,000	$238	99

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.57×
• Total profit: $189,368
• Equity at exit: $213,872

10-year hold

• IRR: 26.5%
• Equity multiple: 5.03×
• Total profit: $485,561
• Equity at exit: $346,607

Cash invested: $120,352 (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 10576

• Home prices YoY: 1.6%
• Active inventory: 69
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $6,039 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$482 /mo · $5,784/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,268
• Net cashflow: $1,855

Break-even live

Break-even rent $3,690

Max offer price $429,828

Occupancy floor 64%

Sensitivity live

Price	-10% $2,099	-5% $1,977	+0% $1,855	+5% $1,734	+10% $1,612
Rent	-10% $1,378	-5% $1,617	+0% $1,855	+5% $2,094	+10% $2,332
Rate	-1.0pp $2,072	-0.5pp $1,965	base $1,855	+0.5pp $1,744	+1.0pp $1,631

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: $107,457
• Closing costs: $12,895
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Boulder Ridge Rd Unit 2F South Salem, NY	2.0	2.5	1568	$4,900	$3.12	3d	1	1.44mi
903 Oakridge Cmns South Salem, NY	3.0	2.0	2059	$6,800	$3.30	45d	1	1.46mi
905 Oakridge Cmns South Salem, NY	3.0	3.0	1938	$6,400	$3.30	22d	1	1.46mi

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2025-11-06
   price $690,000
3. 2025-10-31
   listed $820,000 Active

ⓘ 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: $5,784 · $482/mo
• Projected year-2 tax: $8,723 · $727/mo
• Expected delta: +$2,938/yr (+$245/mo · 50.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,463
• − Mortgage interest: −$24,077
• − Property taxes: −$5,784
• − Insurance: −$2,149
• − Repairs & maintenance: −$5,797
• − Management: −$5,797
• − Depreciation: −$12,504
• Taxable income: $16,354
• Est. tax owed @ 24.0%: −$3,925
• After-tax cash flow: $18,339/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 — Scotts Corners

• Score: 63/100
• State rank: #810
• US rank: #15702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,904

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 3% French/Haitian/Cajun 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: ▲ 3.84%
• Current HPI: 239.5803
• 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

-15.9% since first listed

3 events — show timeline

• 2026-04-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $690,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listed $820,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+75.7%/yr

Latest (2025): $5,784 · +7.8% YoY. Source: county tax records.