1 Lakeview Dr Unit 4L · Peekskill, NY 10566

$140,000

1 bd · 1.0 ba · 900 sqft · Condo · 19 Days on market

Built 1965

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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).

• 1% rule +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

Key facts

• In-ground pool
• Fitness center
• Private balcony

Tags

• PRIVATE BALCONY
• EAT-IN KITCHEN
• IN-GROUND POOL
• FITNESS CENTER
• ON-SITE PARKING

Property features AI

Finance

• HOA & community: Association fee includes common area maintenance, exterior maintenance, grounds care, heat, hot water, and trash; Community amenities include fitness center and pool

Exterior

• Parking: Assigned parking
• Utilities: Con Edison electric; Public sewer; Cable available; Electricity connected; Natural gas connected
• Home design: Stock cooperative; One-level unit; Located between 3rd and 5th floors
• Construction: Brick construction
• Exterior features: Balcony; Community pool/spa

Interior

• Kitchen: Cooktop; Gas cooktop; Electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: Located on entry level 4
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator; Entrance foyer; No pets allowed
• Laundry & utility: Common area laundry; Hall laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 3.2% in Peekskill — 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 79/100 on livability (#132 in NY, #2,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A-; Watch: amenities F, cost of living F.
• Peekskill City School District (suburban): math 37% / reading 36% proficiency, ranked #670 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodside School (550 students, 40% FRL); Peekskill Middle School (math 75% / reading 70%, grade A, #75 of 729 statewide, top 10%, 794 students, 63% FRL); Peekskill High School (math 79% / reading 44%, grade B-, #841 of 1,100 statewide, top 76%, 1,017 students, 60% FRL).
• Zoned-school proficiency averages 67% at this address vs 36% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Peekskill City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 117 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $968 of loan paydown is wiped out by about $4k 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 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $137,900 (1.5% 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 1965 — 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. 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.10×
• Total profit: $-35,421
• Equity at exit: $20,874

10-year hold

• IRR: -76.1%
• Equity multiple: -0.59×
• Total profit: $-62,294
• Equity at exit: $12,105

Cash invested: $39,200 (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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA est. from 2 same-building comps: −$961
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-108

Break-even live

Break-even rent $2,441

Max offer price $124,395

Occupancy floor 100%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,299	$2.63	1d	3	0.11mi
958 Phoenix Ave Peekskill, NY	2.0	1.0	964	$2,500	$2.59	1d	1	0.34mi
305 Chateau Rive Peekskill, NY	1.0	1.5	600	$2,295	$3.83	1d	1	0.47mi
207 Chateau Rive #207 Peekskill, NY	1.0	1.0	600	$2,295	$3.83	19d	1	0.48mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	19d	1	0.48mi
304 Chateau Rive Unit 304 Peekskill, NY	1.0	1.5	700	$2,600	$3.71	1d	1	0.48mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	43d	1	0.51mi
1014 Main St Unit 1 Peekskill, NY	2.0	1.0	1000	$2,000	$2.00	43d	1	0.60mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	7d	1	0.71mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	43d	1	0.71mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	20d	1	0.74mi
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	15d	1	0.78mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$2,574	$3.02	1d	5	0.81mi
320 Simpson Pl Peekskill, NY	2.0	1.0	1100	$3,000	$2.73	3d	1	1.02mi
1701 Crompond Rd #4403 Peekskill, NY	2.0	2.0	1000	$2,600	$2.60	19d	1	1.23mi
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	43d	1	1.35mi

HOA detail condo

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

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-03-30
   listed $140,000 Active
3. 2014-03-15
   price $115,000 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

4. 2010-11-12
   soldstatus $115,000 Sold 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

5. 2010-10-12
   historical 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

6. 2010-10-12
   price $120,400 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

7. 2010-10-08
   historical Pending 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

8. 2010-08-16
   price $120,400 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

9. 2010-04-22
   listed $124,400 Active 325-char remark

   Show marketing remark (325 chars)

   Spacious one bedroom unit @ the sought after Peekskill Towers. Newer carpeting, Brand new large kitchen, diningroom, Livingroom with sliding glass doors to balcony. New Bathroom, Extra large bedroom. Pool for summer fun (small add'l fee). Assigned parking (one spot). Lots of closets. Secured building. Laundry on each floor.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,656
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$11,532
• − Depreciation: −$4,073
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $-570/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: Peekskill City School District
• NCES district ID: 3622650
• Math proficiency: 37% ▲ 4.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $54,563
• Composite: 34.6/100
• National rank: #10089
• State rank: #670 of 755 in NY

Livability — Peekskill

• Score: 79/100
• State rank: #132
• US rank: #2121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peekskill, NY
• County: Westchester County · 709,332 people
• City population: 25,625
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,625
• Household income: $85,954
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1507.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 32% Black 17% Two or more races 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 27% · Canada
• Languages at home: 57% English-only · Spanish 37% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -96.67%
• Current HPI: 307.944
• Rent YoY: ▲ 0.12%
• 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

+12.5% since first listed

9 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $115,000 HGMLS
• 2010-11-12 Sold (MLS) $115,000 HGMLS
• 2010-10-12 Delisted — HGMLS
• 2010-10-12 Price Changed $120,400 HGMLS
• 2010-10-08 Contingent — HGMLS
• 2010-08-16 Price Changed $120,400 HGMLS
• 2010-04-22 Listed $124,400 HGMLS