10 Foxwood Ln · Thornwood, NY 10594

$1,495,000

4 bd · 2.0 ba · 2,021 sqft · SingleFamily public records · 37 Days on market

Built 1965 0.98 ac lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional Center Hall Colonial Sits Nicely On. 98 Acre. Home Offers Nice Size Rooms With Easy Flow, Central Vac, Hardwd Flrs. Thru-out & A Private Yard. Updates Include New Windows, Boiler, & Roof. Basement Easlily Finished. A Real Pleasure To Show. Taxes Do Not Reflect Star Of $1421.67. Please Verify Taxes & Sq. Ft. At Town Hall. (ahref=http://Www. Visualtour. Com/Show. Asp?t=228209 )click Here For Virtual Tour!(/A)

Key facts

• Real stone façade
• Stone-built patio
• 0.98 acre lot

Tags

• CUSTOM ITALIAN WOODWORK
• REAL STONE FAÇADE
• STONE-BUILT PATIO
• BUILT-IN GAS FIRE GRILL
• PRIVATE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached garage; Driveway parking; Garage with garage door opener; Total parking for 4 vehicles; 1 garage space
• Utilities: Con Edison electric service; Public sewer; Natural gas connected; Water connected; Cable connected; Trash collection (public)
• Home design: Single-family residence; Tri-level layout; Actual property condition
• Construction: Clapboard siding
• Exterior features: Awning(s); Fire pit; Gas grill; Exterior lighting; Mailbox; Rain gutters; Covered patio/porch; Patio; Porch

Interior

• Kitchen: Cooktop; Gas oven; Gas range; Dishwasher; Microwave; Refrigerator; Freezer; Stainless steel appliances; Exhaust fan; Kitchen island; Granite counters; Galley-type / open kitchen layout; Chef's kitchen features
• Bedrooms: Total rooms include bedroom spaces (8 total rooms listed)
• Flooring: Hardwood; Wood; Tile; Combination of flooring types
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double vanity in primary bath
• Heating & cooling: Natural gas heating with baseboard units; Central air conditioning
• Interior features: Cathedral ceilings; Chef's kitchen; Crown molding; Double vanity; Dry bar; Entrance foyer; Formal dining room; Galley-style kitchen; Granite countertops; High ceilings; High-speed internet; Kitchen island; Natural woodwork; Open floor plan; Open kitchen; Primary bathroom; Recessed lighting; Sound system with speakers; Storage; Walk-through kitchen; Washer/dryer hookup; Wired for sound
• Laundry & utility: Washer; Dryer; Laundry located in basement; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.45M (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.27M (15.2% below list).
• Recommended offer: $1.27M (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#389 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Mount Pleasant Central School District (suburban): math 62% / reading 65% proficiency, ranked #146 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawthorne Elementary School (460 students, 10% FRL); Westlake Middle School (math 55% / reading 61%, grade B, #184 of 729 statewide, top 25%, 429 students, 14% FRL); Westlake High School (math 72% / reading 95%, grade A, #409 of 1,100 statewide, top 39%, 547 students, 19% FRL).
• Market conditions: 33 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $10k of loan paydown is wiped out by about $45k 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 37 days — a 3% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $305k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $690k; list at $1.50M implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,267,120 (15.2% 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 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $883,177
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Whittier Dr	0.72mi	4/2.0	2,024 (+0%)	0mo	$941,000	$465	66
462 Swanson Dr	0.23mi	4/3.0	1,950 (-4%)	21mo	$850,000	$436	62
49 Glen Forest St	0.31mi	4/2.0	2,200 (+9%)	18mo	$605,000	$275	56
10 Roy Pl	0.21mi	3/2.0 (-1)	2,200 (+9%)	21mo	$999,999	$455	53
116 Rolling Hills Rd	0.74mi	4/2.5	2,133 (+6%)	6mo	$1,250,000	$586	49
3 Rolling Hills Rd	0.51mi	4/3.0	2,278 (+13%)	6mo	$750,000	$329	46
181 Arthur Ave	0.72mi	4/2.5	2,016 (-0%)	22mo	$880,000	$437	46
24 Westlake Dr	0.31mi	3/2.5 (-1)	2,224 (+10%)	20mo	$1,100,000	$495	45
55 Bainbridge Ave	0.68mi	3/2.0 (-1)	2,185 (+8%)	9mo	$965,000	$442	42
448 Swanson Dr	0.26mi	3/2.5 (-1)	2,289 (+13%)	22mo	$735,000	$321	40
3 Westerly Ln	0.74mi	3/2.5 (-1)	2,200 (+9%)	19mo	$845,000	$384	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-256,580
• Equity at exit: $222,909

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-241,502
• Equity at exit: $129,260

Cash invested: $418,600 (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 10594

• Home prices YoY: -18.7%
• Active inventory: 33
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $12,671 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$1,774 /mo · $21,293/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,661
• Net cashflow: $-227

Break-even live

Break-even rent $12,959

Max offer price $1,454,896

Occupancy floor 97%

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	44d	1	0.01mi
12 Wyeth Ct Pleasantville, NY	3.0	2.5	2583	$7,000	$2.71	24d	1	1.36mi

Listing history 30 events

1. 2026-06-17
   status $1,495,000 Pending 37 DOM
2. 2026-06-17
   days on market $1,495,000 Active 37 DOM
3. 2026-06-16
   days on market $1,495,000 Active 36 DOM
4. 2026-06-15
   days on market $1,495,000 Active 35 DOM
5. 2026-06-13
   days on market $1,495,000 Active 33 DOM
6. 2026-06-10
   price $1,495,000 Active 29 DOM
7. 2026-06-09
   days on market $1,535,000 Active 29 DOM
8. 2026-06-08
   days on market $1,535,000 Active 28 DOM
9. 2026-06-07
   days on market $1,535,000 Active 27 DOM
10. 2026-06-04
    days on market $1,535,000 Active 24 DOM
11. 2026-06-03
    pricedays on market $1,535,000 Active 23 DOM
12. 2026-06-02
    days on market $1,600,000 Active 22 DOM
13. 2026-06-01
    days on market $1,600,000 Active 21 DOM
14. 2026-05-31
    days on market $1,600,000 Active 20 DOM
15. 2026-05-19
    price $1,600,000
16. 2026-05-11
    listed $1,800,000 Active
17. 2026-04-16
    price $12,999
18. 2026-04-09
    listed $11,999
19. 2026-04-08
    historical $12,999
20. 2026-01-19
    listed $12,999
21. 2026-01-14
    historical $12,999
22. 2025-10-24
    listed $12,999
23. 2024-08-27
    historical $15,000
24. 2024-04-02
    price $15,000
25. 2023-10-29
    listed $9,999
26. 2005-03-08
    soldstatus $690,000
27. 2004-10-15
    soldstatus $690,000 439-char remark

    Show marketing remark (439 chars)

    Traditional Center Hall Colonial Sits Nicely On. 98 Acre. Home Offers Nice Size Rooms With Easy Flow, Central Vac, Hardwd Flrs. Thru-out & A Private Yard. Updates Include New Windows, Boiler, & Roof. Basement Easlily Finished. A Real Pleasure To Show. Taxes Do Not Reflect Star Of $1421.67. Please Verify Taxes & Sq. Ft. At Town Hall. (ahref=http://Www. Visualtour. Com/Show. Asp?t=228209 )click Here For Virtual Tour!(/A)

28. 2004-08-27
    historical 439-char remark

    Show marketing remark (439 chars)

    Traditional Center Hall Colonial Sits Nicely On. 98 Acre. Home Offers Nice Size Rooms With Easy Flow, Central Vac, Hardwd Flrs. Thru-out & A Private Yard. Updates Include New Windows, Boiler, & Roof. Basement Easlily Finished. A Real Pleasure To Show. Taxes Do Not Reflect Star Of $1421.67. Please Verify Taxes & Sq. Ft. At Town Hall. (ahref=http://Www. Visualtour. Com/Show. Asp?t=228209 )click Here For Virtual Tour!(/A)

29. 2004-08-27
    price $710,000 439-char remark

    Show marketing remark (439 chars)

    Traditional Center Hall Colonial Sits Nicely On. 98 Acre. Home Offers Nice Size Rooms With Easy Flow, Central Vac, Hardwd Flrs. Thru-out & A Private Yard. Updates Include New Windows, Boiler, & Roof. Basement Easlily Finished. A Real Pleasure To Show. Taxes Do Not Reflect Star Of $1421.67. Please Verify Taxes & Sq. Ft. At Town Hall. (ahref=http://Www. Visualtour. Com/Show. Asp?t=228209 )click Here For Virtual Tour!(/A)

30. 2004-06-14
    listed $690,000 439-char remark

    Show marketing remark (439 chars)

    Traditional Center Hall Colonial Sits Nicely On. 98 Acre. Home Offers Nice Size Rooms With Easy Flow, Central Vac, Hardwd Flrs. Thru-out & A Private Yard. Updates Include New Windows, Boiler, & Roof. Basement Easlily Finished. A Real Pleasure To Show. Taxes Do Not Reflect Star Of $1421.67. Please Verify Taxes & Sq. Ft. At Town Hall. (ahref=http://Www. Visualtour. Com/Show. Asp?t=228209 )click Here For Virtual Tour!(/A)

ⓘ 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: $21,293 · $1,774/mo
• Projected year-2 tax: $23,279 · $1,940/mo
• Expected delta: +$1,986/yr (+$166/mo · 9.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $152,054
• − Mortgage interest: −$83,743
• − Property taxes: −$21,293
• − Insurance: −$7,475
• − Repairs & maintenance: −$12,164
• − Management: −$12,164
• − Depreciation: −$43,491
• Taxable loss: −$28,276
• Est. tax savings @ 24.0%: +$6,786
• After-tax cash flow: $4,062/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: Mount Pleasant Central School District
• NCES district ID: 3620160
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $109,054
• Composite: 59.62/100
• National rank: #911
• State rank: #146 of 590 in NY

Livability — Thornwood

• Score: 71/100
• State rank: #389
• US rank: #6724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,512

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 4% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Scotch-Irish 2% Russian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 78% English-only · Other Indo-European 12% Spanish 7% Other Asian/Pacific 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: ▼ -65.72%
• Current HPI: 286.025
• 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

+131.9% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $1,600,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $1,800,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $12,999 ONEKEY
• 2026-04-09 Listed for Rent $11,999 ONEKEY
• 2026-04-08 Rental Removed $12,999 ONEKEY
• 2026-01-19 Listed for Rent $12,999 ONEKEY
• 2026-01-14 Rental Removed $12,999 ONEKEY
• 2025-10-24 Listed for Rent $12,999 ONEKEY
• 2024-08-27 Rental Removed $15,000 ONEKEY
• 2024-04-02 Price Changed $15,000 ONEKEY
• 2023-10-29 Listed for Rent $9,999 ONEKEY
• 2005-03-08 Sold (Public Records) $690,000 Public Records
• 2004-10-15 Sold (MLS) $690,000 HGMLS
• 2004-08-27 Price Changed $710,000 HGMLS
• 2004-08-27 Delisted — HGMLS
• 2004-06-14 Listed $690,000 HGMLS

Property tax history

+1.7%/yr

Latest (2025): $21,293 · +0.1% YoY. Source: county tax records.