15 Laurel Rd · Scotts Corners, NY 10576

$789,000

4 bd · 2.5 ba · 2,274 sqft · SingleFamily public records · 19 Days on market

Built 1958 2.08 ac lot $347/sqft · 30% below area Est $1126k · 30% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• Schools +5.3/10.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

*4/20/26 Best and final offers due on Tuesday 4/21 at 12 noon.* Owned by the same family for more than 50 years, this light-filled 4-bedroom, 2.5 bath home offers a spacious, easy flow. Mostly original to its build date, it's complimented by hardwood floors throughout and a stylishly renovated primary bath. Set on 2 acres in the heart of Pound Ridge, the property delivers a sense of privacy with convenient access to local amenities. Enjoy abundant outdoor space for projects or gardening and the opportunity to make this much-loved home your own.

Key facts

• 2.08 acre lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $789k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/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 $661k (16.3% below list).
• Recommended offer: $661k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.6% in Scotts Corners — 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 63/100 on livability (#810 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: schools C-, amenities F, commute F.
• Bedford Central School District (rural): math 54% / reading 60% proficiency, ranked #211 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 69 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

• In year one you build about $36k of equity ($5k loan paydown + $30k appreciation (3.8% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $221k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($777k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $660,605 (16.3% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $1,126,310
• List price: $789,000
• Delta: -29.95%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Davids Ln	0.29mi	4/2.0	2,498 (+10%)	15mo	$910,000	$364	55
11 Davids Ln	0.39mi	3/2.5 (-1)	2,462 (+8%)	22mo	$922,000	$374	45
66 Eastwoods Rd	0.45mi	4/3.5	2,591 (+14%)	15mo	$1,495,000	$577	39
6 Kinnicutt Rd	0.70mi	3/2.5 (-1)	2,440 (+7%)	20mo	$900,000	$369	33

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.71×
• Total profit: $156,476
• Equity at exit: $392,587

10-year hold

• IRR: 13.4%
• Equity multiple: 3.16×
• Total profit: $477,644
• Equity at exit: $636,238

Cash invested: $220,920 (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 10576

• Home prices YoY: 1.6%
• Active inventory: 69
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $6,606 medium
• Mortgage (P&I): −$4,138
• Tax from tax record: −$341 /mo · $4,097/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,387
• Net cashflow: $411

Break-even live

Break-even rent $6,086

Max offer price $789,000

Occupancy floor 89%

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: $197,250
• Closing costs: $23,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Oakridge Cmns South Salem, NY	3.0	2.0	2059	$6,800	$3.30	43d	1	1.34mi
905 Oakridge Cmns South Salem, NY	3.0	3.0	1938	$6,400	$3.30	21d	1	1.34mi

Listing history 3 events

1. 2026-05-04
   status Pending 559-char remark

   Show marketing remark (559 chars)

   *4/20/26 Best and final offers due on Tuesday 4/21 at 12 noon.* Owned by the same family for more than 50 years, this light-filled 4-bedroom, 2.5 bath home offers a spacious, easy flow. Mostly original to its build date, it's complimented by hardwood floors throughout and a stylishly renovated primary bath. Set on 2 acres in the heart of Pound Ridge, the property delivers a sense of privacy with convenient access to local amenities. Enjoy abundant outdoor space for projects or gardening and the opportunity to make this much-loved home your own.

2. 2026-04-16
   listed $789,000 Active 559-char remark

   Show marketing remark (559 chars)

   *4/20/26 Best and final offers due on Tuesday 4/21 at 12 noon.* Owned by the same family for more than 50 years, this light-filled 4-bedroom, 2.5 bath home offers a spacious, easy flow. Mostly original to its build date, it's complimented by hardwood floors throughout and a stylishly renovated primary bath. Set on 2 acres in the heart of Pound Ridge, the property delivers a sense of privacy with convenient access to local amenities. Enjoy abundant outdoor space for projects or gardening and the opportunity to make this much-loved home your own.

3. 2026-04-15
   historical $789,000 559-char remark

   Show marketing remark (559 chars)

   *4/20/26 Best and final offers due on Tuesday 4/21 at 12 noon.* Owned by the same family for more than 50 years, this light-filled 4-bedroom, 2.5 bath home offers a spacious, easy flow. Mostly original to its build date, it's complimented by hardwood floors throughout and a stylishly renovated primary bath. Set on 2 acres in the heart of Pound Ridge, the property delivers a sense of privacy with convenient access to local amenities. Enjoy abundant outdoor space for projects or gardening and the opportunity to make this much-loved home your own.

ⓘ 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: $4,097 · $341/mo
• Projected year-2 tax: $8,716 · $726/mo
• Expected delta: +$4,618/yr (+$385/mo · 112.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,273
• − Mortgage interest: −$44,196
• − Property taxes: −$4,097
• − Insurance: −$3,945
• − Repairs & maintenance: −$6,342
• − Management: −$6,342
• − Depreciation: −$22,953
• Taxable loss: −$8,602
• Est. tax savings @ 24.0%: +$2,065
• After-tax cash flow: $6,996/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: Bedford Central School District
• NCES district ID: 3619950
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $98,055
• Composite: 53.17/100
• National rank: #1508
• State rank: #211 of 590 in NY

Livability — Scotts Corners

• Score: 63/100
• State rank: #810
• US rank: #15702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,904

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 3% French/Haitian/Cajun 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: ▲ 3.84%
• Current HPI: 239.5803
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $789,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $789,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-10.9%/yr

Latest (2025): $4,097 · -55.8% YoY. Source: county tax records.