110 Cross Pond Rd · West Mountain, CT 10576

$729,000

3 bd · 2.5 ba · 2,071 sqft · SingleFamily public records · 20 Days on market

Built 1980 2.65 ac lot Est $770k · 5% under

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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 +14.2/30.0
• ARV discount +9.9/15.0
• Appreciation +6.9/10.0
• Schools +5.3/10.0
• DSCR +4.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bright & Airy Contemporary with Soaring Cathedral Ceilings! Welcome to your private retreat in the charming town of Pound Ridge. Set on 2.6 serene acres, this 3-bedroom, 3-bathroom home offers a rare opportunity to create your dream oasis in one of Westchester’s most sought-after locations. At the end of a long, private driveway, this home is surrounded by natural beauty, sounds of nature, complete with a gorgeous pond to enhance the already tranquil setting. Whether you’re seeking a full-time residence, a weekend escape from the city, or an investment opportunity, this hidden gem presents endless potential. Run, don't walk, it will not last!

Key facts

• 2.65 acre lot
• Built 1980
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $729k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $576k (21.0% below list).
• Recommended offer: $576k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% in West Mountain — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pound Ridge Elementary School (math 52% / reading 77%, grade B, #591 of 2,108 statewide, top 31%, 238 students, 10% 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 28% FRL vs 10% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($5k loan paydown + $28k appreciation (3.8% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $204k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($718k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $729k implies a 2381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $576,258 (21.0% 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. 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.
3. 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.
4. 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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $770,412
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Cross Pond Rd	0.00mi	3/3.0	1,781 (-14%)	1mo	$729,000	$409	74
8 Maclean Dr	0.28mi	4/2.5 (+1)	2,098 (+1%)	10mo	$1,255,000	$598	72
161 Parkview Rd	0.61mi	3/2.5	2,116 (+2%)	12mo	$753,000	$356	58
7 Fay Ln	0.49mi	3/2.0	2,018 (-3%)	18mo	$750,000	$372	55
32 Cross Pond Rd	0.68mi	3/2.0	1,908 (-8%)	17mo	$660,000	$346	39

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.63×
• Total profit: $128,364
• Equity at exit: $362,733

10-year hold

• IRR: 12.3%
• Equity multiple: 2.99×
• Total profit: $406,288
• Equity at exit: $587,855

Cash invested: $204,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 10576

• Home prices YoY: 1.6%
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $5,763 medium
• Mortgage (P&I): −$3,823
• Tax from tax record: −$300 /mo · $3,604/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,210
• Net cashflow: $125

Break-even live

Break-even rent $5,604

Max offer price $729,000

Occupancy floor 93%

Sensitivity live

Price	-10% $538	-5% $332	+0% $125	+5% $-81	+10% $-287
Rent	-10% $-330	-5% $-102	+0% $125	+5% $353	+10% $581
Rate	-1.0pp $493	-0.5pp $311	base $125	+0.5pp $-63	+1.0pp $-256

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   listed $729,000 Active
3. 1979-01-16
   soldstatus $29,379

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $3,604 · $300/mo
• Projected year-2 tax: $9,602 · $800/mo
• Expected delta: +$5,998/yr (+$500/mo · 166.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,151
• − Mortgage interest: −$40,835
• − Property taxes: −$3,604
• − Insurance: −$3,645
• − Repairs & maintenance: −$5,532
• − Management: −$5,532
• − Depreciation: −$21,207
• Taxable loss: −$11,205
• Est. tax savings @ 24.0%: +$2,689
• After-tax cash flow: $4,194/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 — West Mountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,904

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 3% French/Haitian/Cajun 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: ▲ 3.84%
• Current HPI: 239.5803
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+2381.4% since first listed

3 events — show timeline

• 2026-04-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $729,000 OneKey® MLS as Distributed by MLS Grid
• 1979-01-16 Sold (Public Records) $29,379 Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,604 · +13.3% YoY. Source: county tax records.