15 Scenic Dr Unit X · Croton-on-Hudson, NY 10520

$219,000

2 bd · 1.0 ba · 1,040 sqft · Condo · 35 Days on market

Built 1970 $211/sqft · 25% above area Est $176k · 25% over

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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).

• 1% rule +9.9/10.0
• Cash flow +7.1/30.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine and beautifully updated 2-bedroom, 1-bath top-floor co-op in desirable Hudson Woods Estates. This sun-filled unit features a stunning island kitchen with modern finishes, perfect for both everyday living and entertaining. Enjoy peaceful wooded views from your private balcony, offering a true retreat-like setting. Spacious layout with well-proportioned bedrooms and updated bath. Deeded parking included, with on-site laundry and additional storage for convenience. Ideally located near village shops, dining, parks, and Metro-North for an easy commute. Move-in ready and not to be missed.

Key facts

• Island kitchen
• Private balcony
• Wooded views

Tags

• ISLAND KITCHEN
• WOODED VIEWS
• PRIVATE BALCONY
• DEEDED PARKING
• ON-SITE LAUNDRY
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 2.6% in Croton-on-Hudson — 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 F — affects rentability + tenant quality, not the cash-flow math above.
• Hendrick Hudson Central School District (suburban): math 62% / reading 72% proficiency, ranked #143 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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 35 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $170k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 42% 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 $212,430 (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 35 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 1970 — 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: 1.49% ✓
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 5.6

CMA / ARV

• ARV (median comp): $175,602
• List price: $219,000
• Delta: 24.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.0%
• Equity multiple: 0.12×
• Total profit: $-54,182
• Equity at exit: $32,654

10-year hold

• IRR: -21.1%
• Equity multiple: -0.12×
• Total profit: $-68,771
• Equity at exit: $18,935

Cash invested: $61,320 (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 10520

• Active inventory: 70
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,268 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA est. from 2 same-building comps: −$1,376
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $-308

Break-even live

Break-even rent $3,658

Max offer price $174,492

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Scenic Dr Croton-On-Hudson, NY	1.0	1.0	750	$2,180	$2.91	1d	1	0.25mi
65 Furnace Dock Rd Unit 2F Croton-On-Hudson, NY	2.0	1.0	1044	$2,975	$2.85	1d	1	0.42mi

HOA detail condo

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

Listing history 5 events

1. 2026-05-06
   status Pending 599-char remark

   Show marketing remark (599 chars)

   Pristine and beautifully updated 2-bedroom, 1-bath top-floor co-op in desirable Hudson Woods Estates. This sun-filled unit features a stunning island kitchen with modern finishes, perfect for both everyday living and entertaining. Enjoy peaceful wooded views from your private balcony, offering a true retreat-like setting. Spacious layout with well-proportioned bedrooms and updated bath. Deeded parking included, with on-site laundry and additional storage for convenience. Ideally located near village shops, dining, parks, and Metro-North for an easy commute. Move-in ready and not to be missed.

2. 2026-04-01
   listed $219,000 Active 599-char remark

   Show marketing remark (599 chars)

   Pristine and beautifully updated 2-bedroom, 1-bath top-floor co-op in desirable Hudson Woods Estates. This sun-filled unit features a stunning island kitchen with modern finishes, perfect for both everyday living and entertaining. Enjoy peaceful wooded views from your private balcony, offering a true retreat-like setting. Spacious layout with well-proportioned bedrooms and updated bath. Deeded parking included, with on-site laundry and additional storage for convenience. Ideally located near village shops, dining, parks, and Metro-North for an easy commute. Move-in ready and not to be missed.

3. 2017-08-22
   soldstatus $170,000 Sold
4. 2017-07-21
   historical Pending
5. 2017-03-02
   listed $179,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,218
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,137
• − Management: −$3,137
• − HOA: −$16,512
• − Depreciation: −$6,371
• Taxable loss: −$6,587
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-2,110/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: Hendrick Hudson Central School District
• NCES district ID: 3614190
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 72% ▲ 15.00%
• Median HH income: $88,159
• Composite: 60.49/100
• National rank: #846
• State rank: #143 of 590 in NY

Livability — Croton-on-Hudson

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

Census & demographics

• County: Westchester County · 709,332 people
• City population: 12,368
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,368
• Household income: $142,791
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 495.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 5% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 3%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -589.29%
• Current HPI: 249.6641
• 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

+22.3% since first listed

5 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-22 Sold (MLS) $170,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-21 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-03-02 Listed $179,000 OneKey® MLS as Distributed by MLS Grid