3601 Whispering Hls #3601 · Chester, NY 10918

$305,000

2 bd · 1.0 ba · 1,084 sqft · Condo public records · 20 Days on market

Built 1990 $400/mo HOA · 14% of rent

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Why this score? — see what drove the D- 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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Private End Sundrenched Condo. This Home features New Flooring in the Living Room, Dining Room, and Kitchen. large Living Room with vaulted ceiling, Wood Burning Fireplace, Dining Room, Spacious Kitchen with lots of counter space. Private Laundry / Furnace Room. Huge Master Bedroom with a Walk-in closet, and Makeup counter and dressing area. Spacious 2 Nd Bedroom. Tiled Main Bathroom. New Furnace. Newer Range and Refrigerator. Garage. Corner End Unit. Lots of parking. Additional Information: ParkingFeatures:1 Car Attached,

Key facts

• $400 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Has association
• HOA & community: Monthly association fee of $400; Association covers common area maintenance, grounds care, pool service, snow removal and trash; Community features include playground, pool, and sidewalks

Exterior

• Parking: Assigned parking; 1 covered carport space; 1 garage space
• Utilities: Orange & Rockland electric; Public sewer; Water connected; Natural gas connected; Cable connected; Trash collection (public); Sewer connected; Electricity available
• Home design: Condominium; 2 stories; Entry level on first floor
• Construction: Frame construction; Scuttle attic; No basement
• Exterior features: Pool/Spa access; No waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Entry level is 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Cathedral ceilings; Ceiling fan(s); Open floor plan; Pantry; Washer/dryer hookup
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (3.3% below list).
• Recommended offer: $278k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.7% in Chester — 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 79/100 on livability (#140 in NY, #2,177 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, amenities D-, commute F.
• Chester Union Free School District (rural): math 50% / reading 59% proficiency, ranked #280 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chester Elementary School (math 22% / reading 57%, grade F, #1,444 of 2,108 statewide, top 71%, 387 students, 41% FRL); Chester Academy-Middle/High School (math 67% / reading 62%, grade B-, #776 of 1,100 statewide, top 73%, 570 students, 44% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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; list at $305k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $278,279 (8.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 8.6

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-58,783
• Equity at exit: $45,476

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-62,478
• Equity at exit: $26,371

Cash invested: $85,400 (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 10918

• Home prices YoY: -13.6%
• Active inventory: 96
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$355 /mo · $4,263/yr
• Insurance: −$127
• HOA: −$400
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-151

Break-even live

Break-even rent $3,141

Max offer price $278,279

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3410 Whispering Hls Chester, NY	3.0	2.5	1331	$2,950	$2.22	23d	1	0.08mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-03-28
   listed $305,000 Active
3. 2026-03-23
   historical $305,000
4. 2020-12-21
   soldstatus $170,000
5. 2020-12-21
   soldstatus $170,000
6. 2020-07-23
   soldstatus $170,000 Closed 541-char remark

   Show marketing remark (541 chars)

   Beautiful Private End Sundrenched Condo. This Home features New Flooring in the Living Room, Dining Room, and Kitchen. large Living Room with vaulted ceiling, Wood Burning Fireplace, Dining Room, Spacious Kitchen with lots of counter space. Private Laundry / Furnace Room. Huge Master Bedroom with a Walk-in closet, and Makeup counter and dressing area. Spacious 2 Nd Bedroom. Tiled Main Bathroom. New Furnace. Newer Range and Refrigerator. Garage. Corner End Unit. Lots of parking. Additional Information: ParkingFeatures:1 Car Attached,

7. 2020-06-01
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Beautiful Private End Sundrenched Condo. This Home features New Flooring in the Living Room, Dining Room, and Kitchen. large Living Room with vaulted ceiling, Wood Burning Fireplace, Dining Room, Spacious Kitchen with lots of counter space. Private Laundry / Furnace Room. Huge Master Bedroom with a Walk-in closet, and Makeup counter and dressing area. Spacious 2 Nd Bedroom. Tiled Main Bathroom. New Furnace. Newer Range and Refrigerator. Garage. Corner End Unit. Lots of parking. Additional Information: ParkingFeatures:1 Car Attached,

8. 2020-03-21
   listed $174,900 Active 541-char remark

   Show marketing remark (541 chars)

   Beautiful Private End Sundrenched Condo. This Home features New Flooring in the Living Room, Dining Room, and Kitchen. large Living Room with vaulted ceiling, Wood Burning Fireplace, Dining Room, Spacious Kitchen with lots of counter space. Private Laundry / Furnace Room. Huge Master Bedroom with a Walk-in closet, and Makeup counter and dressing area. Spacious 2 Nd Bedroom. Tiled Main Bathroom. New Furnace. Newer Range and Refrigerator. Garage. Corner End Unit. Lots of parking. Additional Information: ParkingFeatures:1 Car Attached,

9. 2013-11-15
   soldstatus $125,000
10. 2013-10-09
    soldstatus $125,000 377-char remark

    Show marketing remark (377 chars)

    WHISPERING HILLS! END UNIT! ONE LEVEL LIVING! 2 BEDROOMS! 1 FULL BATH! 1 CAR GARAGE! MASTERBEDROOM WITH WALK IN CLOSET!CATHEDRAL CEILINGS! FIREPLACE! CENTRAL AIR! PERFECT COMMUTER LOCATION! CLOSE TO MAJOR HIGHWAYS AND SHOPPING! WALK TO NYC BUS! COUNTRY CLUB LIVING! POOLS! CLUBHOUSES! TENNIS COURTS! BASKET BALL! TOT LOT! Additional Information: ParkingFeatures:1 Car Attached,

11. 2013-08-01
    listed $129,900 377-char remark

    Show marketing remark (377 chars)

    WHISPERING HILLS! END UNIT! ONE LEVEL LIVING! 2 BEDROOMS! 1 FULL BATH! 1 CAR GARAGE! MASTERBEDROOM WITH WALK IN CLOSET!CATHEDRAL CEILINGS! FIREPLACE! CENTRAL AIR! PERFECT COMMUTER LOCATION! CLOSE TO MAJOR HIGHWAYS AND SHOPPING! WALK TO NYC BUS! COUNTRY CLUB LIVING! POOLS! CLUBHOUSES! TENNIS COURTS! BASKET BALL! TOT LOT! Additional Information: ParkingFeatures:1 Car Attached,

ⓘ 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: $4,263 · $355/mo
• Projected year-2 tax: $4,709 · $392/mo
• Expected delta: +$446/yr (+$37/mo · 10.5%)

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$17,085
• − Property taxes: −$4,263
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$4,800
• − Depreciation: −$8,873
• Taxable loss: −$6,809
• Est. tax savings @ 24.0%: +$1,634
• After-tax cash flow: $-181/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: Chester Union Free School District
• NCES district ID: 3607380
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 59% ▲ 17.00%
• Median HH income: $76,412
• Composite: 49.01/100
• National rank: #2065
• State rank: #280 of 590 in NY

Livability — Chester

• Score: 79/100
• State rank: #140
• US rank: #2177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, NY
• Population (ZIP): 11,937

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 11% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 5% Iranian 2% Italian 2%
• Foreign-born: 8% · Canada, Dominican Republic, China
• Languages at home: 82% English-only · Spanish 12% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.44%
• Current HPI: 289.9948
• 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

+134.8% since first listed

11 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-28 Listed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $305,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-21 Sold (Public Records) $170,000 Public Records
• 2020-12-21 Sold (Public Records) $170,000 Public Records
• 2020-07-23 Sold (MLS) $170,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-21 Listed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2013-11-15 Sold (Public Records) $125,000 Public Records
• 2013-10-09 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2013-08-01 Listed $129,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $4,263 · +1.8% YoY. Source: county tax records.