4 Dove Ct Unit F · Croton-on-Hudson, NY 10520

$200,000

1 bd · 1.0 ba · 788 sqft · Condo · 27 Days on market

Built 1974

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and spacious co-op in an unbeatable location! This inviting home features an open-concept layout with generous living and dining areas, perfect for relaxing or entertaining. Large windows fill the space with natural light, creating an airy and welcoming atmosphere throughout. Situated in a highly desirable neighborhood close to shopping, dining, parks, and transportation, you'll find convenience right outside your door. The building also offers exceptional extra storage space, providing the perfect solution for neatly organizing seasonal items, bikes, and more. A rare combination of location, space, and practicality — this co-op truly has it all.

Key facts

• Large windows
• Open-concept layout
• Built 1974

Tags

• OPEN-CONCEPT LAYOUT
• LARGE WINDOWS

Property features AI

Finance

• HOA & community: Association managed by Ferrara Management

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Electricity available
• Home design: Stock cooperative; One level; Entry level: 3
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Total of 4 rooms (entry level: 3)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Oil heating; Wall/window air conditioning units
• Interior features: Breakfast bar; Open floor plan; Open kitchen; Storage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.6% in Croton-on-Hudson — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Hendrick Hudson Central School District (suburban): math 62% / reading 72% proficiency, ranked #143 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Frank G Lindsey Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 359 students, 25% FRL); Blue Mountain Middle School (math 47% / reading 70%, grade B, #178 of 729 statewide, top 25%, 489 students, 31% FRL); Hendrick Hudson High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 727 students, 31% FRL).
• Market conditions: 71 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.3%
• Equity multiple: 1.53×
• Total profit: $29,594
• Equity at exit: $29,821

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $105,732
• Equity at exit: $17,292

Cash invested: $56,000 (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 10520

• Active inventory: 71
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,981 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $973

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,111	-5% $1,042	+0% $973	+5% $904	+10% $835
Rent	-10% $737	-5% $855	+0% $973	+5% $1,091	+10% $1,208
Rate	-1.0pp $1,074	-0.5pp $1,024	base $973	+0.5pp $921	+1.0pp $868

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Furnace Dock Rd Unit 2F Croton-On-Hudson, NY	2.0	1.0	1044	$2,975	$2.85	0d	1	0.21mi
26 Scenic Dr Croton-On-Hudson, NY	1.0	1.0	750	$2,180	$2.91	0d	1	0.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $200,000 Active 27 DOM
2. 2026-06-18
   days on market $200,000 Active 24 DOM
3. 2026-06-17
   days on market $200,000 Active 23 DOM
4. 2026-06-16
   days on market $200,000 Active 22 DOM
5. 2026-06-15
   days on market $200,000 Active 21 DOM
6. 2026-06-13
   days on market $200,000 Active 19 DOM
7. 2026-06-13
   days on market $200,000 Active 18 DOM
8. 2026-06-09
   days on market $200,000 Active 15 DOM
9. 2026-06-08
   days on market $200,000 Active 14 DOM
10. 2026-06-07
    days on market $200,000 Active 13 DOM
11. 2026-06-04
    days on market $200,000 Active 10 DOM
12. 2026-06-03
    days on market $200,000 Active 9 DOM
13. 2026-06-02
    days on market $200,000 Active 8 DOM
14. 2026-06-01
    days on market $200,000 Active 7 DOM
15. 2026-05-31
    days on market $200,000 Active 6 DOM
16. 2026-05-25
    listed $200,000 Active
17. 2011-10-23
    historical
18. 2011-07-26
    price
19. 2011-05-24
    listed Active
20. 2011-05-24
    historical Cancelled
21. 2011-05-03
    price
22. 2011-02-23
    price
23. 2011-02-07
    price
24. 2011-01-19
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,771
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − Depreciation: −$5,818
• Taxable income: $9,027
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $9,507/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: Hendrick Hudson Central School District
• NCES district ID: 3614190
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 72% ▲ 15.00%
• Median HH income: $88,159
• Composite: 60.49/100
• National rank: #846
• State rank: #143 of 590 in NY

Livability — Croton-on-Hudson

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

Census & demographics

• County: Westchester County · 709,332 people
• City population: 12,368
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,368
• Household income: $142,791
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 495.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 5% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 3%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -589.29%
• Current HPI: 249.6641
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

9 events — show timeline

• 2026-05-25 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2011-10-23 Delisted — HGMLS
• 2011-07-26 Price Changed — HGMLS
• 2011-05-24 Listed — HGMLS
• 2011-05-24 Delisted — HGMLS
• 2011-05-03 Price Changed — HGMLS
• 2011-02-23 Price Changed — HGMLS
• 2011-02-07 Price Changed — HGMLS
• 2011-01-19 Listed — HGMLS