1 Lakeview Dr Unit 1P · Peekskill, NY 10566

$260,000

2 bd · 2.0 ba · 1,168 sqft · Condo · 31 Days on market

Built 1968 Average condition

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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).

• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Cash flow +3.7/30.0
• Schools +3.5/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Easy living starts here! Bright, spacious, and perfectly located, this 2-bedroom, 2-bath home in sought-after Peekskill Towers offers comfort, convenience, and an incredibly functional layout all in one. Filled with natural light and featuring generous room sizes throughout, this home offers an open-concept living and dining room with a welcoming flow and plenty of space to spread out. The updated kitchen features warm wood cabinetry, stainless steel appliances, and stone countertops, blending seamlessly into the main living space for comfortable everyday living and easy entertaining. Oversized bedrooms, closets galore, and a spacious primary bedroom suite with its own ensuite full bath mak

Key facts

• 2 parking spots
• Community pool
• Built 1968

Property features AI

Finance

• Other: Community features include a fitness center and pool; No pets allowed
• HOA & community: Association: AKAM; Association amenities include elevator(s), lounge, maintenance, park, pool, snow removal, and trash service; Association fee includes heat, hot water, sewer, and water

Exterior

• Parking: 2 parking spaces; Assigned and unassigned parking in a parking lot; No carport
• Utilities: Electric service by Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; One level; Entry on first floor; 7-story building
• Construction: Brick construction; Actual property condition
• Exterior features: Balcony; Landscaped grounds; Near public transit, schools, and shops; Views; Outdoor space; Community outdoor pool (in-ground)

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Baseboard heating; Hot water heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator access; Entrance foyer; Granite counters; His and hers closets; Primary bathroom; Storage; Walk-through kitchen; Double-pane windows; Patio and terrace
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-758 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.

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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 40% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% 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 $252,200 (3.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 2.80%
• Cash-on-cash: -12.49%
• DSCR: 0.44
• GRM: 7.5

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: -45.9%
• Equity multiple: -0.34×
• Total profit: $-97,740
• Equity at exit: $38,767

10-year hold

• IRR: —
• Equity multiple: -1.41×
• Total profit: $-175,546
• 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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,894 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA est. from 2 same-building comps: −$1,247
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-758

Break-even live

Break-even rent $3,853

Max offer price $150,337

Occupancy floor —

Sensitivity live

Price	-10% $-578	-5% $-668	+0% $-758	+5% $-848	+10% $-938
Rent	-10% $-986	-5% $-872	+0% $-758	+5% $-644	+10% $-529
Rate	-1.0pp $-627	-0.5pp $-692	base $-758	+0.5pp $-825	+1.0pp $-894

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,795	$3.19	0d	3	0.11mi
644 Harrison Ave Peekskill, NY	3.0	1.0	1260	$3,200	$2.54	0d	1	0.33mi
958 Phoenix Ave Peekskill, NY	2.0	1.0	964	$2,500	$2.59	0d	1	0.34mi
300 Highland Ave Unit 1 Peekskill, NY	3.0	2.0	1307	$5,000	$3.83	44d	1	0.48mi
300 Highland Ave Unit 5 Peekskill, NY	3.0	2.0	1242	$4,000	$3.22	44d	1	0.48mi
304 Chateau Rive Unit 304 Peekskill, NY	1.0	1.5	700	$2,600	$3.71	0d	1	0.48mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	44d	1	0.51mi
711 N Division St Peekskill, NY	3.0	1.5	1400	$3,400	$2.43	23d	1	0.54mi
1014 Main St Unit 1 Peekskill, NY	2.0	1.0	1000	$2,000	$2.00	44d	1	0.60mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	8d	1	0.71mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	44d	1	0.71mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	22d	1	0.74mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$3,038	$3.56	0d	5	0.81mi
216 Union Ave Peekskill, NY	2.0	1.0	1350	$2,800	$2.07	19d	1	0.93mi
320 Simpson Pl Peekskill, NY	2.0	1.0	1100	$3,000	$2.73	4d	1	1.02mi
1009 Hudson Ave Unit 1s Floor Peekskill, NY	2.0	1.0	1250	$2,800	$2.24	0d	1	1.04mi
7 Oakwood Dr Peekskill, NY	2.0	1.0	1400	$2,525	$1.80	0d	1	1.08mi
1701 Crompond Rd #4403 Peekskill, NY	2.0	2.0	1000	$2,600	$2.60	20d	1	1.23mi
26 Pump House Rd Cortlandt Manor, NY	3.0	1.5	1363	$3,400	$2.49	7d	1	1.47mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $260,000 Active 31 DOM
2. 2026-06-18
   days on market $260,000 Active 28 DOM
3. 2026-06-17
   days on market $260,000 Active 27 DOM
4. 2026-06-16
   days on market $260,000 Active 26 DOM
5. 2026-06-15
   days on market $260,000 Active 25 DOM
6. 2026-06-13
   days on market $260,000 Active 23 DOM
7. 2026-06-09
   days on market $260,000 Active 19 DOM
8. 2026-06-08
   days on market $260,000 Active 18 DOM
9. 2026-06-07
   days on market $260,000 Active 17 DOM
10. 2026-06-04
    days on market $260,000 Active 14 DOM
11. 2026-06-03
    days on market $260,000 Active 13 DOM
12. 2026-06-02
    days on market $260,000 Active 12 DOM
13. 2026-06-01
    days on market $260,000 Active 11 DOM
14. 2026-05-31
    days on market $260,000 Active 10 DOM
15. 2026-05-22
    listed $260,000 Active
16. 2026-05-19
    historical $260,000

ⓘ 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: $34,723
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − HOA: −$14,964
• − Depreciation: −$7,564
• Taxable loss: −$13,124
• Est. tax savings @ 24.0%: +$3,150
• After-tax cash flow: $-5,944/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.

Condition & rehab AI · 30 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 2-bath home in Peekskill Towers is in average condition with some cosmetic repairs and maintenance needed. It offers a functional layout and a great location, making it a good investment opportunity.

Repairs flagged

• Minor paint — slightly worn paint
• Minor landscaping — overgrown areas

Value-add opportunities

• Resale paint job — fresh paint can significantly improve curb appeal
• Resale landscaping — trimmed and maintained landscaping can enhance curb appeal
• Both kitchen appliances — newer appliances can increase both resale and rental value
• Both bathroom fixtures — updated fixtures can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · slightly worn paint	Minor	$500–3,000
landscaping · overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint job — fresh paint can significantly improve curb appeal ↑
• Resale landscaping — trimmed and maintained landscaping can enhance curb appeal ↑
• Both kitchen appliances — newer appliances can increase both resale and rental value ↑
• Both bathroom fixtures — updated fixtures can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $260,000 OneKey® MLS as Distributed by MLS Grid