4 The Ln · Heritage Hills, NY 10589

$360,000

2 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 166 Days on market

Built 1832 3,350 sqft lot $210/sqft · 50% below area ↓ 31% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

Key facts

• Updated utilities
• Finished attic space
• Large living room

Tags

• PRIVATE CUL-DE-SAC
• RENOVATED FIRST FLOOR
• LARGE LIVING ROOM
• HEATED REAR ENCLOSED PORCH
• FINISHED ATTIC SPACE
• UPDATED UTILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (14.4% below list).
• Recommended offer: $296k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.5% in Heritage Hills — 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 64/100 on livability (#757 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: schools C-, amenities F, commute F.
• Somers Central School District (suburban): math 65% / reading 74% proficiency, ranked #95 of 590 in NY (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 89 active listings in the ZIP; 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 $11k 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 166 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1832 — expect roof / HVAC / electrical / plumbing capex.
• 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 $295,921 (17.8% 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. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1832 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.86% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $789,479
• List price: $360,000
• Delta: -54.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Deans Bridge Rd	0.68mi	2/2.5	1,606 (-6%)	23mo	$640,000	$399	32

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-81,202
• Equity at exit: $53,677

10-year hold

• IRR: -18.1%
• Equity multiple: 0.01×
• Total profit: $-99,499
• Equity at exit: $31,126

Cash invested: $100,800 (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 10589

• Home prices YoY: -3.7%
• Active inventory: 89
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,081 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$759 /mo · $9,102/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $-363

Break-even live

Break-even rent $3,540

Max offer price $295,921

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-261	+0% $-363	+5% $-465	+10% $-567
Rent	-10% $-606	-5% $-484	+0% $-363	+5% $-241	+10% $-119
Rate	-1.0pp $-181	-0.5pp $-271	base $-363	+0.5pp $-456	+1.0pp $-551

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $360,000 Active 166 DOM
2. 2026-06-18
   days on market $360,000 Active 163 DOM
3. 2026-06-17
   days on market $360,000 Active 162 DOM
4. 2026-06-16
   days on market $360,000 Active 161 DOM
5. 2026-06-15
   days on market $360,000 Active 160 DOM
6. 2026-06-13
   days on market $360,000 Active 158 DOM
7. 2026-06-09
   days on market $360,000 Active 154 DOM
8. 2026-06-08
   days on market $360,000 Active 153 DOM
9. 2026-06-07
   days on market $360,000 Active 152 DOM
10. 2026-06-04
    days on market $360,000 Active 149 DOM
11. 2026-06-03
    days on market $360,000 Active 148 DOM
12. 2026-06-02
    days on market $360,000 Active 147 DOM
13. 2026-06-01
    days on market $360,000 Active 146 DOM
14. 2026-05-31
    days on market $360,000 Active 145 DOM
15. 2026-05-15
    price $360,000 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

16. 2026-04-17
    price $380,000 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

17. 2026-04-03
    price $400,000 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

18. 2026-03-20
    price $449,900 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

19. 2026-02-13
    price $465,500 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

20. 2026-01-13
    price $490,000 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

21. 2026-01-06
    listed $525,000 Active 798-char remark

    Show marketing remark (798 chars)

    Price Improvement! Historic 1832 brick Federal Colonial in the heart of the Somer’s Business District on private cul-de-sac directly off Route 202. Renovated first floor; hardwood floors, large living room with fireplace, full dining room, semi-modern kitchen, half bath and heated rear enclosed porch. Second floor has two large Bedrooms, full bath, and two smaller multi-use rooms. Third floor is considered attic space but was finished many years as four additional rooms. Partial full basement and additional crawl space area. Utilities have been updated with newer oil Forced Hot Air furnace (and basement oil tank), electric 40-gallon HW heater, and 200 Amp service entrance panel. Make this your own charming historic home or consider potential for retail or office use (B-HP zoning).

ⓘ 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: $9,102 · $759/mo
• Projected year-2 tax: $9,102 · $759/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,967
• − Mortgage interest: −$20,166
• − Property taxes: −$9,102
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$10,473
• Taxable loss: −$10,488
• Est. tax savings @ 24.0%: +$2,517
• After-tax cash flow: $-1,836/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: Somers Central School District
• NCES district ID: 3627180
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 12.00%
• Median HH income: $111,661
• Composite: 64.82/100
• National rank: #516
• State rank: #95 of 590 in NY

Livability — Heritage Hills

• Score: 64/100
• State rank: #757
• US rank: #14518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,266
• Population (ZIP): 7,266

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Serbian 5% Romanian 4% Scotch-Irish 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 91% English-only · Other Indo-European 4% Spanish 2% Chinese 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: ▼ -10.18%
• Current HPI: 262.6657
• 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

-31.4% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $380,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $449,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $465,500 OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $490,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed $525,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+50.6%/yr

Latest (2025): $9,102 · +2.5% YoY. Source: county tax records.