100 Diplomat Dr Unit 7G · Mount Kisco, NY 10549

$260,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 10 Days on market

Built 1972

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the new and very chic Diplomat Towers! The lobbies, (as seen) hallways and elevators have been, or are in the process of being remodeled, offering a fresh and modern appeal. A commuters dream, close to town, train, shops and restaurants. The well maintained complex offers an indoor and an outdoor pool, a fitness center with new equipment/sauna, a community room for parties/events and an indoor basketball/racquetball court, Playground and community garden. This sunny 7th floor, 2 bedroom/2 bath corner apartment is a spacious delight with its own balcony. The kitchen and the baths have been updated along the way. Terrific value! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Parking
• Community pool
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 9.7% vs local median 2.5% in Mount Kisco — 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 66/100 on livability (#617 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+, 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: Mount Kisco Elementary School (math 31% / reading 42%, grade F, #1,560 of 2,108 statewide, top 74%, 521 students, 67% 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 47% FRL vs 10% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 111 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $190k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% 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 $260,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $5,521
• Equity at exit: $38,767

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $66,303
• Equity at exit: $22,480

Cash invested: $72,800 (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 10549

• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $747

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 72%

Sensitivity live

Price	-10% $927	-5% $837	+0% $747	+5% $658	+10% $568
Rent	-10% $493	-5% $620	+0% $747	+5% $875	+10% $1,002
Rate	-1.0pp $878	-0.5pp $814	base $747	+0.5pp $680	+1.0pp $612

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Gatto Dr Mount Kisco, NY	3.0	1.0	1500	$3,400	$2.27	0d	1	0.13mi
165 E Main St Unit 2B Mt Kisco, NY	3.0	1.0	1000	$3,500	$3.50	4d	1	0.36mi
237 W Main St Mt Kisco, NY	3.0	1.5	1400	$4,200	$3.00	0d	1	0.40mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	45d	1	0.45mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	20d	1	0.53mi
27 Mountain Ave Unit 1 Mt Kisco, NY	3.0	2.0	1435	$5,000	$3.48	45d	1	0.56mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	0d	1	0.68mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	0d	1	0.71mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	11d	1	1.15mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	2d	1	1.37mi

HOA detail condo

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

Listing history 7 events

1. 2026-03-16
   status Pending
2. 2026-03-07
   listed $260,000 Active
3. 2026-03-01
   historical $260,000
4. 2020-07-03
   soldstatus $190,000 Closed 699-char remark

   Show marketing remark (699 chars)

   Welcome to the new and very chic Diplomat Towers! The lobbies, (as seen) hallways and elevators have been, or are in the process of being remodeled, offering a fresh and modern appeal. A commuters dream, close to town, train, shops and restaurants. The well maintained complex offers an indoor and an outdoor pool, a fitness center with new equipment/sauna, a community room for parties/events and an indoor basketball/racquetball court, Playground and community garden. This sunny 7th floor, 2 bedroom/2 bath corner apartment is a spacious delight with its own balcony. The kitchen and the baths have been updated along the way. Terrific value! Additional Information: HeatingFuel:Oil Above Ground,

5. 2020-03-27
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Welcome to the new and very chic Diplomat Towers! The lobbies, (as seen) hallways and elevators have been, or are in the process of being remodeled, offering a fresh and modern appeal. A commuters dream, close to town, train, shops and restaurants. The well maintained complex offers an indoor and an outdoor pool, a fitness center with new equipment/sauna, a community room for parties/events and an indoor basketball/racquetball court, Playground and community garden. This sunny 7th floor, 2 bedroom/2 bath corner apartment is a spacious delight with its own balcony. The kitchen and the baths have been updated along the way. Terrific value! Additional Information: HeatingFuel:Oil Above Ground,

6. 2020-02-13
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Welcome to the new and very chic Diplomat Towers! The lobbies, (as seen) hallways and elevators have been, or are in the process of being remodeled, offering a fresh and modern appeal. A commuters dream, close to town, train, shops and restaurants. The well maintained complex offers an indoor and an outdoor pool, a fitness center with new equipment/sauna, a community room for parties/events and an indoor basketball/racquetball court, Playground and community garden. This sunny 7th floor, 2 bedroom/2 bath corner apartment is a spacious delight with its own balcony. The kitchen and the baths have been updated along the way. Terrific value! Additional Information: HeatingFuel:Oil Above Ground,

7. 2020-01-17
   listed $195,000 Active 699-char remark

   Show marketing remark (699 chars)

   Welcome to the new and very chic Diplomat Towers! The lobbies, (as seen) hallways and elevators have been, or are in the process of being remodeled, offering a fresh and modern appeal. A commuters dream, close to town, train, shops and restaurants. The well maintained complex offers an indoor and an outdoor pool, a fitness center with new equipment/sauna, a community room for parties/events and an indoor basketball/racquetball court, Playground and community garden. This sunny 7th floor, 2 bedroom/2 bath corner apartment is a spacious delight with its own balcony. The kitchen and the baths have been updated along the way. Terrific value! Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $38,646
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$7,564
• Taxable income: $5,135
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $7,737/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 — Mount Kisco

• Score: 66/100
• State rank: #617
• US rank: #11203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Kisco, NY
• County: Westchester County · 709,332 people
• City population: 16,135
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 16,135
• Household income: $133,988
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 368.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 24% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -371.21%
• Current HPI: 268.8086
• Rent YoY: —
• 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

+33.3% since first listed

7 events — show timeline

• 2026-03-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-07 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Coming Soon $260,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-03 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-17 Listed $195,000 OneKey® MLS as Distributed by MLS Grid