35 Highland Rd · Mahopac, NY 10541

$415,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 73 Days on market

Built 1934 0.72 ac lot $365/sqft · 10% below area Est $464k · 10% under $21/mo HOA

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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 +23.3/30.0
• ARV discount +12.2/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Schools +5.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Charming Two-Bedroom, One-Bath Ranch-Style Home Offers a Peaceful Escape on Three-Quarters of an Acre, with Tranquil Grounds and Red Maple Trees. Inside, You'll Find High Ceilings with Skylights that Fill the Home with Natural Light. Relax on the Deck or the Patio and Take in the Serene Surroundings. There's Also an Extra Shed for Storage and a Generac generator. Plus, You'll Have Fishing, Kayaking, and Easy Access to Long Pond Lake, and There's Also Room for a Pool.

Key facts

• 0.72 acre lot
• Built 1934
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $390k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.3% in Mahopac — 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 67/100 on livability (#572 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: amenities F, commute F, cost of living F.
• Mahopac Central School District (suburban): math 61% / reading 65% proficiency, ranked #156 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $289k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 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: 1.20% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $463,576
• List price: $415,000
• Delta: -10.48%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Curry Rd	0.55mi	2/1.5	1,100 (-3%)	7mo	$420,000	$382	62
19 Curry Rd	0.49mi	2/2.0	1,057 (-7%)	1mo	$467,500	$442	61
550 Beach Rd	0.74mi	2/2.0	1,295 (+14%)	2mo	$565,000	$436	37

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-18,564
• Equity at exit: $61,878

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $47,282
• Equity at exit: $35,882

Cash invested: $116,200 (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 10541

• Home prices YoY: -25.8%
• Active inventory: 160
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$820 /mo · $9,836/yr
• Insurance: −$173
• HOA: −$21
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $760

Break-even live

Break-even rent $4,038

Max offer price $415,000

Occupancy floor 80%

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Split Rock Rd Mahopac, NY	3.0	2.0	1500	$5,000	$3.33	21d	1	0.75mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: landscapingpool

Listing history 23 events

1. 2026-06-18
   days on market $415,000 Active 73 DOM
2. 2026-06-17
   days on market $415,000 Active 72 DOM
3. 2026-06-16
   days on market $415,000 Active 71 DOM
4. 2026-06-15
   days on market $415,000 Active 70 DOM
5. 2026-06-13
   days on market $415,000 Active 68 DOM
6. 2026-06-12
   days on market $415,000 Active 67 DOM
7. 2026-06-09
   days on market $415,000 Active 64 DOM
8. 2026-06-08
   days on market $415,000 Active 63 DOM
9. 2026-06-07
   days on market $415,000 Active 62 DOM
10. 2026-06-07
    days on market $415,000 Active 61 DOM
11. 2026-06-04
    days on market $415,000 Active 58 DOM
12. 2026-06-02
    days on market $415,000 Active 57 DOM
13. 2026-06-01
    days on market $415,000 Active 56 DOM
14. 2026-05-31
    days on market $415,000 Active 55 DOM
15. 2026-04-03
    listed $425,000 Active 478-char remark

    Show marketing remark (478 chars)

    This Charming Two-Bedroom, One-Bath Ranch-Style Home Offers a Peaceful Escape on Three-Quarters of an Acre, with Tranquil Grounds and Red Maple Trees. Inside, You'll Find High Ceilings with Skylights that Fill the Home with Natural Light. Relax on the Deck or the Patio and Take in the Serene Surroundings. There's Also an Extra Shed for Storage and a Generac generator. Plus, You'll Have Fishing, Kayaking, and Easy Access to Long Pond Lake, and There's Also Room for a Pool.

16. 2014-03-15
    price $289,000 187-char remark

    Show marketing remark (187 chars)

    Great starter/weekend, year round home in quiet private area with lake rights. Country kitchen, living room with catherdral ceiling and skylights. Fireplace and more. Roof is 1 week old!!

17. 2007-10-26
    soldstatus $289,000
18. 2007-10-17
    soldstatus $289,000 187-char remark

    Show marketing remark (187 chars)

    Great starter/weekend, year round home in quiet private area with lake rights. Country kitchen, living room with catherdral ceiling and skylights. Fireplace and more. Roof is 1 week old!!

19. 2007-10-17
    historical 187-char remark

    Show marketing remark (187 chars)

    Great starter/weekend, year round home in quiet private area with lake rights. Country kitchen, living room with catherdral ceiling and skylights. Fireplace and more. Roof is 1 week old!!

20. 2007-08-31
    price $299,900 187-char remark

    Show marketing remark (187 chars)

    Great starter/weekend, year round home in quiet private area with lake rights. Country kitchen, living room with catherdral ceiling and skylights. Fireplace and more. Roof is 1 week old!!

21. 2007-04-09
    listed $299,900 187-char remark

    Show marketing remark (187 chars)

    Great starter/weekend, year round home in quiet private area with lake rights. Country kitchen, living room with catherdral ceiling and skylights. Fireplace and more. Roof is 1 week old!!

22. 2006-11-30
    historical
23. 2006-07-11
    listed

ⓘ 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: $9,836 · $820/mo
• Projected year-2 tax: $9,836 · $820/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $60,000
• − Mortgage interest: −$23,246
• − Property taxes: −$9,836
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − HOA: −$252
• − Depreciation: −$12,073
• Taxable income: $2,918
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $8,421/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: Mahopac Central School District
• NCES district ID: 3618120
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $103,440
• Composite: 58.66/100
• National rank: #983
• State rank: #156 of 590 in NY

Livability — Mahopac

• Score: 67/100
• State rank: #572
• US rank: #10297

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

• City population: 26,137
• Population (ZIP): 26,137

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 5% Other Asian/Pacific 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.95%
• Current HPI: 253.3461
• 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

+41.7% since first listed

9 events — show timeline

• 2026-04-03 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $289,000 HGMLS
• 2007-10-26 Sold (Public Records) $289,000 Public Records
• 2007-10-17 Delisted — HGMLS
• 2007-10-17 Sold (MLS) $289,000 HGMLS
• 2007-08-31 Price Changed $299,900 HGMLS
• 2007-04-09 Listed $299,900 HGMLS
• 2006-11-30 Delisted — HGMLS
• 2006-07-11 Listed — HGMLS

Property tax history

+5.9%/yr

Latest (2025): $9,836 · -0.3% YoY. Source: county tax records.