25 Hopkins Ln · Armonk, NY 10504

$1,450,000

4 bd · 2.0 ba · 3,308 sqft · Manufactured public records · 11 Days on market

Built 2002 6,534 sqft lot $438/sqft · 13% below area Est $1666k · 13% under $761/mo HOA · 5% of rent

---

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 +13.4/30.0
• ARV discount +13.3/15.0
• Schools +8.2/10.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated and completely turnkey, this four-bedroom residence is ideally situated in the highly sought-after gated community of Whippoorwill Hills, within the Byram Hills School District. Offering the ease of maintenance-free living paired with resort-style amenities—including tennis and pickleball courts, basketball, swimming pools, a playground, and clubhouse—this home delivers an exceptional lifestyle year-round. This coveted Rockland model features a thoughtfully reimagined main level, highlighted by a stunning first-floor primary suite. Completed in 2022, this serene retreat includes custom California Closets and a spa-inspired bath with an elegant walk-in shower. The main floor also offers a formal dining room, a sun-filled living room with a vaulted ceiling and direct patio access, and an eat-in kitchen with breakfast bar seating and a walk-in pantry. A beautifully renovated powder room (2022), convenient laundry area, and effortless one-step entry to the two-car garage complete this level. Upstairs, you’ll find three additional bedrooms, including a second primary suite with a luxurious spa-style bath, along with a beautifully appointed full hall bathroom. Rich oak select flooring extends throughout both the first and second levels. The 768 sq foot walk out lower level (included in total) delivers exceptional versatility, offering ample space for entertaining, recreation or fitness. Recent updates include a new hot water heater (2025), AC condenser (2023), Miele dishwasher (2022), gutters with leaf guards (2025), and a newly installed lower-level brick patio (2023). The community replaced the roof in 2025. Perfectly positioned at the end of a quiet cul-de-sac, this pristine and sophisticated home also offers the convenience of a very short walk to the shops and dining of downtown Armonk. The impeccable high end renovations will surely impress the most discerning buyer.

Key facts

• Gated community
• Swimming pools
• Basketball

Tags

• GATED COMMUNITY
• RESORT STYLE AMENITIES
• TENNIS AND PICKLEBALL COURTS
• BASKETBALL
• SWIMMING POOLS
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $40 ($475/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 $1.40M (3.8% below list).
• Recommended offer: $1.40M (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 0.3% in Armonk — 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 67/100 on livability (#597 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Byram Hills Central School District (suburban): math 79% / reading 86% proficiency, ranked #17 of 590 in NY (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 111 active listings in the ZIP; 1 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 $44k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $1.12M; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,395,000 (3.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,665,684
• List price: $1,450,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-231,642
• Equity at exit: $216,200

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-195,212
• Equity at exit: $125,369

Cash invested: $406,000 (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 10504

• Active inventory: 111
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $13,950 medium
• Mortgage (P&I): −$7,604
• Tax from tax record: −$2,012 /mo · $24,142/yr
• Insurance: −$604
• HOA: −$761
• Vacancy / Maint / Mgmt: −$2,930
• Net cashflow: $40

Break-even live

Break-even rent $13,900

Max offer price $1,450,000

Occupancy floor 95%

Sensitivity live

Price	-10% $860	-5% $450	+0% $40	+5% $-371	+10% $-781
Rent	-10% $-1,062	-5% $-511	+0% $40	+5% $591	+10% $1,142
Rate	-1.0pp $770	-0.5pp $408	base $40	+0.5pp $-336	+1.0pp $-718

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Whippoorwill Rd Armonk, NY	4.0	4.5	3556	$13,950	$3.92	44d	1	0.99mi

HOA detail

• Monthly dues: $761 · $9,132/yr
• Likely covers: watercablepoolsecurity

Listing history 21 events

1. 2026-05-04
   status Pending 1940-char remark

   Show marketing remark (1940 chars)

   Beautifully renovated and completely turnkey, this four-bedroom residence is ideally situated in the highly sought-after gated community of Whippoorwill Hills, within the Byram Hills School District. Offering the ease of maintenance-free living paired with resort-style amenities—including tennis and pickleball courts, basketball, swimming pools, a playground, and clubhouse—this home delivers an exceptional lifestyle year-round. This coveted Rockland model features a thoughtfully reimagined main level, highlighted by a stunning first-floor primary suite. Completed in 2022, this serene retreat includes custom California Closets and a spa-inspired bath with an elegant walk-in shower. The main floor also offers a formal dining room, a sun-filled living room with a vaulted ceiling and direct patio access, and an eat-in kitchen with breakfast bar seating and a walk-in pantry. A beautifully renovated powder room (2022), convenient laundry area, and effortless one-step entry to the two-car garage complete this level. Upstairs, you’ll find three additional bedrooms, including a second primary suite with a luxurious spa-style bath, along with a beautifully appointed full hall bathroom. Rich oak select flooring extends throughout both the first and second levels. The 768 sq foot walk out lower level (included in total) delivers exceptional versatility, offering ample space for entertaining, recreation or fitness. Recent updates include a new hot water heater (2025), AC condenser (2023), Miele dishwasher (2022), gutters with leaf guards (2025), and a newly installed lower-level brick patio (2023). The community replaced the roof in 2025. Perfectly positioned at the end of a quiet cul-de-sac, this pristine and sophisticated home also offers the convenience of a very short walk to the shops and dining of downtown Armonk. The impeccable high end renovations will surely impress the most discerning buyer.

2. 2026-04-18
   listed $1,450,000 Active 1940-char remark

   Show marketing remark (1940 chars)

   Beautifully renovated and completely turnkey, this four-bedroom residence is ideally situated in the highly sought-after gated community of Whippoorwill Hills, within the Byram Hills School District. Offering the ease of maintenance-free living paired with resort-style amenities—including tennis and pickleball courts, basketball, swimming pools, a playground, and clubhouse—this home delivers an exceptional lifestyle year-round. This coveted Rockland model features a thoughtfully reimagined main level, highlighted by a stunning first-floor primary suite. Completed in 2022, this serene retreat includes custom California Closets and a spa-inspired bath with an elegant walk-in shower. The main floor also offers a formal dining room, a sun-filled living room with a vaulted ceiling and direct patio access, and an eat-in kitchen with breakfast bar seating and a walk-in pantry. A beautifully renovated powder room (2022), convenient laundry area, and effortless one-step entry to the two-car garage complete this level. Upstairs, you’ll find three additional bedrooms, including a second primary suite with a luxurious spa-style bath, along with a beautifully appointed full hall bathroom. Rich oak select flooring extends throughout both the first and second levels. The 768 sq foot walk out lower level (included in total) delivers exceptional versatility, offering ample space for entertaining, recreation or fitness. Recent updates include a new hot water heater (2025), AC condenser (2023), Miele dishwasher (2022), gutters with leaf guards (2025), and a newly installed lower-level brick patio (2023). The community replaced the roof in 2025. Perfectly positioned at the end of a quiet cul-de-sac, this pristine and sophisticated home also offers the convenience of a very short walk to the shops and dining of downtown Armonk. The impeccable high end renovations will surely impress the most discerning buyer.

3. 2021-10-15
   soldstatus $1,117,500
4. 2021-10-05
   historical 965-char remark

   Show marketing remark (965 chars)

   Easy living in this beautifully renovated and maintained colonial in Whippoorwill Hills gated community. Located at the back of a cul de sac in a private location, this bright and spacious home has a family room with brick fireplace, living room with cathedral ceilings and doors to private deck, and updated kitchen with separate eating area. On the second level are 3 bedrooms and 2 gorgeous new bathrooms. The finished walk out lower level offers great additional space and plenty of storage. Many upgrades include wood floors throughout, new furnace, new water heater, new water softener, new high end stainless appliances, new garage doors, and new lawn sprinklers. The community has two pools, two kiddie pools, clubhouse, tennis, and playgrounds. Conveniently located close to the town of Armonk, within minutes to great shopping, restaurants, and the schools. Byram Hills Schools Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

5. 2021-10-05
   soldstatus $1,117,500 Closed 965-char remark

   Show marketing remark (965 chars)

   Easy living in this beautifully renovated and maintained colonial in Whippoorwill Hills gated community. Located at the back of a cul de sac in a private location, this bright and spacious home has a family room with brick fireplace, living room with cathedral ceilings and doors to private deck, and updated kitchen with separate eating area. On the second level are 3 bedrooms and 2 gorgeous new bathrooms. The finished walk out lower level offers great additional space and plenty of storage. Many upgrades include wood floors throughout, new furnace, new water heater, new water softener, new high end stainless appliances, new garage doors, and new lawn sprinklers. The community has two pools, two kiddie pools, clubhouse, tennis, and playgrounds. Conveniently located close to the town of Armonk, within minutes to great shopping, restaurants, and the schools. Byram Hills Schools Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

6. 2021-08-02
   status Pending 965-char remark

   Show marketing remark (965 chars)

   Easy living in this beautifully renovated and maintained colonial in Whippoorwill Hills gated community. Located at the back of a cul de sac in a private location, this bright and spacious home has a family room with brick fireplace, living room with cathedral ceilings and doors to private deck, and updated kitchen with separate eating area. On the second level are 3 bedrooms and 2 gorgeous new bathrooms. The finished walk out lower level offers great additional space and plenty of storage. Many upgrades include wood floors throughout, new furnace, new water heater, new water softener, new high end stainless appliances, new garage doors, and new lawn sprinklers. The community has two pools, two kiddie pools, clubhouse, tennis, and playgrounds. Conveniently located close to the town of Armonk, within minutes to great shopping, restaurants, and the schools. Byram Hills Schools Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

7. 2021-07-06
   listed $1,125,000 Active 965-char remark

   Show marketing remark (965 chars)

   Easy living in this beautifully renovated and maintained colonial in Whippoorwill Hills gated community. Located at the back of a cul de sac in a private location, this bright and spacious home has a family room with brick fireplace, living room with cathedral ceilings and doors to private deck, and updated kitchen with separate eating area. On the second level are 3 bedrooms and 2 gorgeous new bathrooms. The finished walk out lower level offers great additional space and plenty of storage. Many upgrades include wood floors throughout, new furnace, new water heater, new water softener, new high end stainless appliances, new garage doors, and new lawn sprinklers. The community has two pools, two kiddie pools, clubhouse, tennis, and playgrounds. Conveniently located close to the town of Armonk, within minutes to great shopping, restaurants, and the schools. Byram Hills Schools Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

8. 2021-07-02
   historical $1,125,000 965-char remark

   Show marketing remark (965 chars)

   Easy living in this beautifully renovated and maintained colonial in Whippoorwill Hills gated community. Located at the back of a cul de sac in a private location, this bright and spacious home has a family room with brick fireplace, living room with cathedral ceilings and doors to private deck, and updated kitchen with separate eating area. On the second level are 3 bedrooms and 2 gorgeous new bathrooms. The finished walk out lower level offers great additional space and plenty of storage. Many upgrades include wood floors throughout, new furnace, new water heater, new water softener, new high end stainless appliances, new garage doors, and new lawn sprinklers. The community has two pools, two kiddie pools, clubhouse, tennis, and playgrounds. Conveniently located close to the town of Armonk, within minutes to great shopping, restaurants, and the schools. Byram Hills Schools Additional Information: Amenities:Storage,ParkingFeatures:2 Car Attached,

9. 2014-03-15
   price $930,000
10. 2009-12-22
    soldstatus $930,000
11. 2009-11-27
    soldstatus $930,000 Sold
12. 2009-10-28
    historical
13. 2009-10-24
    historical Pending
14. 2009-10-24
    price $989,000
15. 2009-10-12
    listed $989,000 Active
16. 2009-10-01
    historical
17. 2009-06-23
    price
18. 2009-04-27
    price
19. 2009-04-05
    listed
20. 2003-06-09
    soldstatus $913,000
21. 2001-01-23
    soldstatus $685,000

ⓘ 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: $24,142 · $2,012/mo
• Projected year-2 tax: $24,323 · $2,027/mo
• Expected delta: +$182/yr (+$15/mo · 0.8%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $167,400
• − Mortgage interest: −$81,223
• − Property taxes: −$24,142
• − Insurance: −$7,250
• − Repairs & maintenance: −$13,392
• − Management: −$13,392
• − HOA: −$9,132
• − Depreciation: −$42,182
• Taxable loss: −$23,312
• Est. tax savings @ 24.0%: +$5,595
• After-tax cash flow: $6,070/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: Byram Hills Central School District
• NCES district ID: 3606060
• Math proficiency: 79% ▼ -7.00%
• Reading proficiency: 86% ▲ 6.00%
• Median HH income: $178,843
• Composite: 82.02/100
• National rank: #36
• State rank: #17 of 590 in NY

Livability — Armonk

• Score: 67/100
• State rank: #597
• US rank: #10849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Armonk, NY
• City population: 7,853
• Population (ZIP): 7,853

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 3%

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: ▼ -370.07%
• Current HPI: 212.7572
• 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

+111.7% since first listed

21 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-18 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-15 Sold (Public Records) $1,117,500 Public Records
• 2021-10-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-05 Sold (MLS) $1,117,500 OneKey® MLS as Distributed by MLS Grid
• 2021-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Listed $1,125,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-02 Coming Soon $1,125,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $930,000 HGMLS
• 2009-12-22 Sold (Public Records) $930,000 Public Records
• 2009-11-27 Sold (MLS) $930,000 HGMLS
• 2009-10-28 Delisted — HGMLS
• 2009-10-24 Contingent — HGMLS
• 2009-10-24 Price Changed $989,000 HGMLS
• 2009-10-12 Listed $989,000 HGMLS
• 2009-10-01 Delisted — HGMLS
• 2009-06-23 Price Changed — HGMLS
• 2009-04-27 Price Changed — HGMLS
• 2009-04-05 Listed — HGMLS
• 2003-06-09 Sold (Public Records) $913,000 Public Records
• 2001-01-23 Sold (Public Records) $685,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $24,142 · -1.5% YoY. Source: county tax records.