3 Cottage Grove Ave · Thornwood, NY 10594

$999,000

4 bd · 3.0 ba · 2,349 sqft · SingleFamily public records · 21 Days on market

Built 1989 10,019 sqft lot Est $998k · 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale

Key facts

• 0.23 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; No carport
• Utilities: Con-Edison electric; Public sewer; Public trash collection
• Home design: Single family residence; Two levels
• Construction: Frame construction; Finished basement; Full attic
• Exterior features: Frame construction; Back yard fencing; Private outdoor pool with pool cover

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Quartz/Quartzite counters
• Bedrooms: Total rooms: 11 (includes bedrooms and living spaces); Attic: full
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating (oil); Central air conditioning
• Interior features: Kitchen island; Open floor plan; Open kitchen; Primary bathroom; Quartz/Quartzite countertops; Recessed lighting; Covered patio
• Laundry & utility: Laundry room; Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $999k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $999k).
• Recommended offer: $984k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.7% in Thornwood — 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 71/100 on livability (#389 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Mount Pleasant Central School District (suburban): math 62% / reading 65% proficiency, ranked #146 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Columbus Elementary School (math 65% / reading 66%, grade B+, #587 of 2,108 statewide, top 28%, 482 students, 10% FRL); Westlake Middle School (math 55% / reading 61%, grade B, #184 of 729 statewide, top 25%, 429 students, 14% FRL); Westlake High School (math 72% / reading 95%, grade A, #409 of 1,100 statewide, top 39%, 547 students, 19% FRL).
• Market conditions: 33 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k of loan paydown is wiped out by about $30k 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 21 days — a 2% lower offer ($984k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $551k; list at $999k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $984,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $998,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Rolling Hills Rd	0.31mi	4/3.0	2,278 (-3%)	6mo	$750,000	$329	76
474 Swanson Dr	0.13mi	3/2.5 (-1)	2,396 (+2%)	10mo	$902,000	$376	76
434 Swanson Dr	0.07mi	3/3.5 (-1)	2,628 (+12%)	16mo	$750,000	$285	56
15 Reeback Dr	0.65mi	3/2.0 (-1)	2,358 (+0%)	7mo	$1,100,000	$466	54
107 Whittier Dr	0.46mi	4/2.0	2,024 (-14%)	0mo	$941,000	$465	51
55 Bainbridge Ave	0.45mi	3/2.0 (-1)	2,185 (-7%)	9mo	$965,000	$442	51
113 Walter Ave	0.68mi	5/3.0 (+1)	2,399 (+2%)	11mo	$998,500	$416	50
116 Rolling Hills Rd	0.74mi	4/2.5	2,133 (-9%)	6mo	$1,250,000	$586	43
138 Westchester Ave	0.59mi	3/2.5 (-1)	2,151 (-8%)	10mo	$915,000	$425	43
136 Edgewood Ave	0.65mi	3/3.0 (-1)	2,625 (+12%)	4mo	$995,000	$379	42
126 Arthur Ave	0.62mi	3/2.5 (-1)	2,599 (+11%)	12mo	$999,500	$385	37
72 Larrys Ln	0.68mi	3/2.0 (-1)	2,676 (+14%)	10mo	$1,257,000	$470	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-23,859
• Equity at exit: $148,954

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $157,798
• Equity at exit: $86,375

Cash invested: $279,720 (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 10594

• Home prices YoY: -18.7%
• Active inventory: 33
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $11,741 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$1,458 /mo · $17,492/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,466
• Net cashflow: $2,162

Break-even live

Break-even rent $9,003

Max offer price $999,000

Occupancy floor 77%

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	43d	1	0.29mi
12 Wyeth Ct Pleasantville, NY	3.0	2.5	2583	$7,000	$2.71	24d	1	1.15mi

Listing history 28 events

1. 2026-06-17
   status $999,000 Pending 21 DOM
2. 2026-06-17
   days on market $999,000 Active 21 DOM
3. 2026-06-16
   days on market $999,000 Active 20 DOM
4. 2026-06-15
   days on market $999,000 Active 19 DOM
5. 2026-06-13
   days on market $999,000 Active 17 DOM
6. 2026-06-09
   days on market $999,000 Active 13 DOM
7. 2026-06-08
   days on market $999,000 Active 12 DOM
8. 2026-06-07
   days on market $999,000 Active 11 DOM
9. 2026-06-04
   days on market $999,000 Active 8 DOM
10. 2026-06-03
    days on market $999,000 Active 7 DOM
11. 2026-06-02
    days on market $999,000 Active 6 DOM
12. 2026-06-01
    days on market $999,000 Active 5 DOM
13. 2026-05-31
    days on market $999,000 Active 4 DOM
14. 2026-05-28
    listed $999,000 Active
15. 2026-05-15
    historical $999,000
16. 2014-03-15
    price $551,000 443-char remark

    Show marketing remark (443 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale

17. 2012-10-05
    soldstatus $551,000
18. 2012-08-06
    soldstatus $551,000 Sold 443-char remark

    Show marketing remark (518 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

19. 2012-08-06
    soldstatus $551,000 518-char remark

    Show marketing remark (518 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

20. 2012-07-11
    historical Pending 443-char remark

    Show marketing remark (443 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale

21. 2012-07-11
    price $569,900 443-char remark

    Show marketing remark (443 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale

22. 2012-05-21
    price $569,900 443-char remark

    Show marketing remark (443 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale

23. 2012-04-29
    listed $599,900 Active 443-char remark

    Show marketing remark (518 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

24. 2012-04-29
    listed $569,900 518-char remark

    Show marketing remark (518 chars)

    Private, professionally landscaped, Four bedroom, three bath, newly remodeled, new central air, new above-ground oil tank, granite countertops/tile backsplash and new stainless steel appliances in kitchen, cathedral celing and skylights in living room, hardwood floors newly re finished, new siding! and new roof!, pool/patio with new paving stones (unilock/awning for outdoor dining, built-in pool, Mt Pleasant schools, jacuzzi avail for sale Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

25. 2012-04-22
    historical
26. 2012-02-06
    price
27. 2011-11-17
    price
28. 2011-10-11
    listed 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: $17,492 · $1,458/mo
• Projected year-2 tax: $17,492 · $1,458/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $140,887
• − Mortgage interest: −$55,960
• − Property taxes: −$17,492
• − Insurance: −$4,995
• − Repairs & maintenance: −$11,271
• − Management: −$11,271
• − Depreciation: −$29,062
• Taxable income: $10,837
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $23,347/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: Mount Pleasant Central School District
• NCES district ID: 3620160
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $109,054
• Composite: 59.62/100
• National rank: #911
• State rank: #146 of 590 in NY

Livability — Thornwood

• Score: 71/100
• State rank: #389
• US rank: #6724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,512

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 4% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Scotch-Irish 2% Russian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 78% English-only · Other Indo-European 12% Spanish 7% Other Asian/Pacific 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: ▼ -65.72%
• Current HPI: 286.025
• 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

+75.3% since first listed

15 events — show timeline

• 2026-05-28 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $999,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $551,000 HGMLS
• 2012-10-05 Sold (Public Records) $551,000 Public Records
• 2012-08-06 Sold (MLS) $551,000 OneKey® MLS as Distributed by MLS Grid
• 2012-08-06 Sold (MLS) $551,000 HGMLS
• 2012-07-11 Contingent — HGMLS
• 2012-07-11 Price Changed $569,900 HGMLS
• 2012-05-21 Price Changed $569,900 HGMLS
• 2012-04-29 Listed $599,900 HGMLS
• 2012-04-29 Listed $569,900 OneKey® MLS as Distributed by MLS Grid
• 2012-04-22 Delisted — HGMLS
• 2012-02-06 Price Changed — HGMLS
• 2011-11-17 Price Changed — HGMLS
• 2011-10-11 Listed — HGMLS

Property tax history

+1.8%/yr

Latest (2025): $17,492 · +0.2% YoY. Source: county tax records.