3 Mark Mead Rd · Golden's Bridge, NY 10518

$799,000

3 bd · 2.0 ba · 2,160 sqft · SingleFamily · 16 Days on market

Built 1957 0.88 ac lot Est $838k · at est.

---

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).

• ARV discount +9.6/15.0
• Appreciation +8.3/10.0
• Cash flow +7.5/30.0
• Schools +7.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Welcome home to this renovated three bedroom 1950's colonial full of sunny suburban charm. Enjoy a beautiful kitchen with stainless steel appliances, soft close cabinetry and granite countertops that opens up to a charming eat-in area with exposed brick and built-in seating. The first floor also features a living and dining room with a working wood burning fireplace, full bathroom and an additional room perfect for a den, office or additional bedroom if needed. Hardwood floors throughout the first level. Upstairs you will find 3 bedrooms plus a potential 4th bedroom and a full bathroom. A large unfinished basement offers additional opportunities for added living space. The oversized bluestone patio with built-in fireplace will provide the perfect canvas for outdoor living. Detached 2 car garage. Taxes do not include basic STAR rebate. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

Key facts

• Renovated kitchen
• Built in fire pit
• Walk to shopping

Tags

• RENOVATED KITCHEN
• OVERSIZED BLUESTONE PATIO
• BUILT IN FIRE PIT
• LARGE UNFINISHED BASEMENT
• WALKING OR RIDING TRAILS
• WALK TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $621k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $601k (24.8% below list).
• Recommended offer: $601k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 1.3% in Golden's Bridge — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Increase Miller Elementary School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 489 students, 9% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL).
• Market conditions: 11 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $59k of equity ($6k loan paydown + $54k appreciation (6.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($787k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y 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 $549k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $600,583 (24.8% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $838,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Route 35	0.23mi	4/1.5 (+1)	2,476 (+15%)	6mo	$1,575,000	$636	53
4 Debbie Ln	0.67mi	3/3.0	2,064 (-4%)	10mo	$800,000	$388	49
18 Debbie Ln	0.71mi	3/2.5	2,156 (-0%)	19mo	$685,000	$318	49
6 Debbie Ln	0.64mi	3/3.0	2,136 (-1%)	24mo	$760,000	$356	44

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

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.90×
• Total profit: $200,392
• Equity at exit: $538,022

10-year hold

• IRR: 13.3%
• Equity multiple: 3.83×
• Total profit: $632,691
• Equity at exit: $1,008,119

Cash invested: $223,720 (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 10518

• Home prices YoY: 5.5%
• Active inventory: 11
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $6,006 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,228 /mo · $14,741/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,261
• Net cashflow: $-1,007

Break-even live

Break-even rent $7,280

Max offer price $621,149

Occupancy floor —

Sensitivity live

Price	-10% $-554	-5% $-781	+0% $-1,007	+5% $-1,233	+10% $-1,459
Rent	-10% $-1,481	-5% $-1,244	+0% $-1,007	+5% $-770	+10% $-532
Rate	-1.0pp $-604	-0.5pp $-804	base $-1,007	+0.5pp $-1,214	+1.0pp $-1,424

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-04-10
   status Pending
2. 2026-03-12
   listed $799,000 Active
3. 2018-06-20
   soldstatus $549,000
4. 2018-06-06
   soldstatus $549,000 Sold 931-char remark

   Show marketing remark (931 chars)

   Welcome home to this renovated three bedroom 1950's colonial full of sunny suburban charm. Enjoy a beautiful kitchen with stainless steel appliances, soft close cabinetry and granite countertops that opens up to a charming eat-in area with exposed brick and built-in seating. The first floor also features a living and dining room with a working wood burning fireplace, full bathroom and an additional room perfect for a den, office or additional bedroom if needed. Hardwood floors throughout the first level. Upstairs you will find 3 bedrooms plus a potential 4th bedroom and a full bathroom. A large unfinished basement offers additional opportunities for added living space. The oversized bluestone patio with built-in fireplace will provide the perfect canvas for outdoor living. Detached 2 car garage. Taxes do not include basic STAR rebate. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

5. 2018-04-18
   historical Pending 931-char remark

   Show marketing remark (931 chars)

   Welcome home to this renovated three bedroom 1950's colonial full of sunny suburban charm. Enjoy a beautiful kitchen with stainless steel appliances, soft close cabinetry and granite countertops that opens up to a charming eat-in area with exposed brick and built-in seating. The first floor also features a living and dining room with a working wood burning fireplace, full bathroom and an additional room perfect for a den, office or additional bedroom if needed. Hardwood floors throughout the first level. Upstairs you will find 3 bedrooms plus a potential 4th bedroom and a full bathroom. A large unfinished basement offers additional opportunities for added living space. The oversized bluestone patio with built-in fireplace will provide the perfect canvas for outdoor living. Detached 2 car garage. Taxes do not include basic STAR rebate. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

6. 2018-04-04
   listed $559,000 Active 931-char remark

   Show marketing remark (931 chars)

   Welcome home to this renovated three bedroom 1950's colonial full of sunny suburban charm. Enjoy a beautiful kitchen with stainless steel appliances, soft close cabinetry and granite countertops that opens up to a charming eat-in area with exposed brick and built-in seating. The first floor also features a living and dining room with a working wood burning fireplace, full bathroom and an additional room perfect for a den, office or additional bedroom if needed. Hardwood floors throughout the first level. Upstairs you will find 3 bedrooms plus a potential 4th bedroom and a full bathroom. A large unfinished basement offers additional opportunities for added living space. The oversized bluestone patio with built-in fireplace will provide the perfect canvas for outdoor living. Detached 2 car garage. Taxes do not include basic STAR rebate. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

7. 2018-01-25
   historical
8. 2017-10-23
   listed $549,000 Active
9. 2017-02-07
   historical
10. 2017-01-22
    price $299,000
11. 2017-01-12
    listed $299,900 Active
12. 2017-01-05
    historical
13. 2016-11-12
    listed $375,000 Active
14. 2016-07-01
    historical Expired
15. 2016-06-30
    historical
16. 2015-09-09
    historical Pending
17. 2015-09-08
    status Active
18. 2015-07-01
    historical Expired
19. 2014-04-23
    historical Pending
20. 2014-01-27
    price $395,000
21. 2013-11-30
    status Active
22. 2013-11-30
    historical
23. 2013-01-24
    price
24. 2012-11-29
    listed Active
25. 2012-11-29
    listed $350,000
26. 2006-07-28
    historical
27. 2006-06-01
    listed
28. 2002-10-30
    soldstatus $430,000
29. 2002-09-12
    soldstatus $435,000
30. 2002-07-17
    historical
31. 2002-05-16
    listed $435,000

ⓘ 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: $14,741 · $1,228/mo
• Projected year-2 tax: $14,741 · $1,228/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $72,070
• − Mortgage interest: −$44,756
• − Property taxes: −$14,741
• − Insurance: −$3,995
• − Repairs & maintenance: −$5,766
• − Management: −$5,766
• − Depreciation: −$23,244
• Taxable loss: −$26,197
• Est. tax savings @ 24.0%: +$6,287
• After-tax cash flow: $-5,794/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — Golden's Bridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 2,040
• Population (ZIP): 789

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 (94%)
• Race & ethnicity: White 94% Asian 4% Two or more races 2%
• Common ancestry: Italian 6% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 7% · Vietnam
• Languages at home: 96% English-only · Other Asian/Pacific 4% French/Haitian/Cajun 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: ▲ 6.70%
• Current HPI: 129.44
• 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

+83.7% since first listed

31 events — show timeline

• 2026-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-20 Sold (Public Records) $549,000 Public Records
• 2018-06-06 Sold (MLS) $549,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-18 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-04-04 Listed $559,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-23 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-01-22 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-12 Listed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2017-01-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-11-12 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-01 Delisted — HGMLS
• 2016-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-09 Contingent — HGMLS
• 2015-09-08 Relisted — HGMLS
• 2015-07-01 Delisted — HGMLS
• 2014-04-23 Contingent — HGMLS
• 2014-01-27 Price Changed $395,000 HGMLS
• 2013-11-30 Relisted — HGMLS
• 2013-11-30 Delisted — HGMLS
• 2013-01-24 Price Changed — HGMLS
• 2012-11-29 Listed — HGMLS
• 2012-11-29 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2006-07-28 Delisted — HGMLS
• 2006-06-01 Listed — HGMLS
• 2002-10-30 Sold (Public Records) $430,000 Public Records
• 2002-09-12 Sold (MLS) $435,000 HGMLS
• 2002-07-17 Delisted — HGMLS
• 2002-05-16 Listed $435,000 HGMLS

Property tax history

+3.0%/yr

Latest (2025): $14,741 · +4.1% YoY. Source: county tax records.