107 Whittier Dr · Thornwood, NY 10594

$825,000

2 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 13 Days on market

Built 1956 0.48 ac lot Est $785k · 5% over

---

Why this score? — see what drove the F 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).

• Schools +6.0/10.0
• ARV discount +5.2/15.0
• Livability +3.6/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Bathed in sunshine on the desirable sunny side of the street, this classic four-bedroom Cape offers a wonderful blend of charm, comfort, and everyday convenience. From the moment you step inside, you’re welcomed by a warm, inviting atmosphere that instantly feels like home. Generously sized rooms with wood floors, help to create a sense of ease and livability, while the eat-in kitchen provides the perfect gathering space for casual meals and conversation. A tastefully renovated first-floor bath features a step-in shower, adding modern comfort and convenience. One of the home’s most thoughtful features is the oversized pantry with direct access to the backyard—ideal as a pr

Key facts

• Eat-in kitchen
• Stone patio
• Oversized pantry

Tags

• EAT-IN KITCHEN
• RENOVATED FIRST-FLOOR BATH
• OVERSIZED PANTRY
• LEVEL EXPANSIVE BACKYARD
• STONE PATIO

Property features AI

Exterior

• Parking: Driveway parking; On-street parking; Total of 4 parking spaces
• Utilities: Con-Edison electric; Natural gas connected; Public water; Public sewer; Trash collection (public); Cable available
• Home design: Single family residence; Two stories; Measured living area
• Construction: Vinyl siding; Built with a full, unfinished basement
• Exterior features: Back and front yard; Landscaped yard; Sloped lot; Backyard fencing; Patio

Interior

• Kitchen: Granite counters; Eat-in and galley-style layout; Gas oven; Dishwasher; Refrigerator
• Bedrooms: Two-level home with bedroom(s) on the first floor
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Formal dining room; Galley-style kitchen; Granite countertops; Washer/dryer hookup; Patio
• Laundry & utility: Washer and dryer included; Laundry located in basement; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (61.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (59.6% below list).
• Recommended offer: $318k (61.4% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 5.7% in Thornwood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Hawthorne Elementary School (460 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 $6k of loan paydown is wiped out by about $25k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $318,186 (61.4% 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.40% ✗
• Cap rate: 2.12%
• Cash-on-cash: -14.90%
• DSCR: 0.34
• GRM: 20.6

CMA / ARV

• ARV (on-the-fly): $784,992
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Bainbridge Ave	0.27mi	3/2.5 (+1)	1,626 (-0%)	23mo	$620,000	$381	56
70 Highland Rd	0.53mi	3/2.5 (+1)	1,656 (+2%)	8mo	$800,000	$483	55
5 Ridgeview Dr	0.67mi	3/2.0 (+1)	1,605 (-2%)	9mo	$790,000	$492	49
21 Meadowbrook Rd	0.58mi	3/2.0 (+1)	1,745 (+7%)	16mo	$839,000	$481	39
72 Westchester Ave	0.39mi	3/3.0 (+1)	1,790 (+10%)	21mo	$825,000	$461	35

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: -44.9%
• Equity multiple: -0.37×
• Total profit: $-316,484
• Equity at exit: $123,010

10-year hold

• IRR: -81.8%
• Equity multiple: -1.21×
• Total profit: $-511,172
• Equity at exit: $71,331

Cash invested: $231,000 (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 10594

• Home prices YoY: -18.7%
• Active inventory: 33
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $3,332 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$831 /mo · $9,976/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-2,869

Break-even live

Break-even rent $6,964

Max offer price $318,186

Occupancy floor —

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
665 Commerce St Thornwood, NY	2.0	1.0	1120	$2,700	$2.41	22d	1	0.97mi
500 Commerce St Unit see remarks Hawthorne, NY	2.0	1.0	1150	$4,200	$3.65	1d	1	1.36mi

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-04-02
   listed $825,000 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: $9,976 · $831/mo
• Projected year-2 tax: $11,959 · $997/mo
• Expected delta: +$1,983/yr (+$165/mo · 19.9%)

ⓘ 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: $39,987
• − Mortgage interest: −$46,213
• − Property taxes: −$9,976
• − Insurance: −$4,125
• − Repairs & maintenance: −$3,199
• − Management: −$3,199
• − Depreciation: −$24,000
• Taxable loss: −$50,724
• Est. tax savings @ 24.0%: +$12,174
• After-tax cash flow: $-22,254/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

• Census place: Thornwood, NY
• 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

2 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Listed $825,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $9,976 · +7.1% YoY. Source: county tax records.