5 Peck Ave Unit 58B · Rye, NY 10580

$399,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 18 Days on market

Built 1948 Fair condition

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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).

• Schools +8.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Cash flow +5.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0

Listing remarks

Step into this sun-filled corner duplex featuring two bedrooms and one bath, where comfort meets everyday convenience. With windows on multiple sides, natural light pours in, creating a bright and uplifting ambiance throughout the home. Inside, you’ll find living and dining areas perfect for relaxing or entertaining, a practical kitchen design, and nicely sized bedrooms that offer both comfort and flexibility for your needs. The corner layout enhances privacy while giving the entire space an open, airy feel. Ideally situated close to town, the train, beautiful beaches, and a variety of restaurants, this location makes daily life effortless. Whether you’re commuting, spending tim

Key facts

• Garage
• Built 1948
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $399k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.
• Cap rate 3.5% vs local median 1.5% in Rye — 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 70/100 on livability (#431 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Rye City School District (suburban): math 89% / reading 93% proficiency, ranked #4 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Midland School (math 82% / reading 98%, grade A+, #37 of 2,108 statewide, top 2%, 460 students, 0% FRL); Rye Middle School (math 77% / reading 92%, grade A+, #13 of 729 statewide, top 2%, 685 students, 0% FRL); Rye High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 903 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($3k loan paydown + $27k appreciation (6.6% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $393,015 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.66×
• Total profit: $73,247
• Equity at exit: $267,212

10-year hold

• IRR: 10.7%
• Equity multiple: 3.32×
• Total profit: $259,488
• Equity at exit: $499,390

Cash invested: $111,720 (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 10580

• Home prices YoY: 2.1%
• Active inventory: 121
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,124 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA est. from 1 same-building comp: −$1,416
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $-915

Break-even live

Break-even rent $5,283

Max offer price $266,574

Occupancy floor —

Sensitivity live

Price	-10% $-639	-5% $-777	+0% $-915	+5% $-1,053	+10% $-1,191
Rent	-10% $-1,241	-5% $-1,078	+0% $-915	+5% $-752	+10% $-589
Rate	-1.0pp $-714	-0.5pp $-814	base $-915	+0.5pp $-1,019	+1.0pp $-1,124

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	5d	1	0.42mi
27-29 Purchase St Rye, NY	3.0	1.0	1081	$4,600	$4.26	19d	1	0.43mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	19d	1	0.46mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$3,395	$2.57	0d	1	0.71mi
83 Grant St Unit 2 Port Chester, NY	2.0	1.0	1200	$3,000	$2.50	25d	1	0.89mi
22 Wyman St Rye Brook, NY	3.0	1.0	1193	$3,500	$2.93	44d	1	0.99mi
99 Maple Ave Unit 3 Rye, NY	2.0	1.0	800	$3,300	$4.12	5d	1	1.05mi
250 S Ridge St Unit 2 Rye Brook, NY	3.0	1.0	1350	$3,800	$2.81	25d	1	1.07mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	44d	1	1.09mi
127 Maple Ave Unit 2 Rye, NY	2.0	1.0	850	$4,600	$5.41	44d	1	1.09mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	21d	1	1.10mi
494 W William St Unit 1st Floor Rye Brook, NY	2.0	2.0	1244	$3,685	$2.96	44d	1	1.13mi
494 W William St Port Chester, NY	2.0	2.0	1370	$3,685	$2.69	44d	1	1.13mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	44d	1	1.15mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	18d	1	1.17mi
9 Fenton St Rye, NY	3.0	2.0	1428	$8,800	$6.16	17d	1	1.25mi
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	25d	1	1.33mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	4d	1	1.38mi
411 Westchester Ave Port Chester, NY	2.0	2.0	1250	$3,015	$2.41	17d	1	1.42mi
88 S Water St #107 Greenwich, CT	2.0	2.0	1256	$6,300	$5.02	2d	1	1.43mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	8d	1	1.45mi
5 Wellington Pl Unit B Greenwich, CT	3.0	2.0	1152	$4,500	$3.91	44d	1	1.47mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	2d	1	1.49mi

HOA detail condo

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

Listing history 3 events

1. 2026-03-22
   status Pending
2. 2026-03-05
   listed $399,000 Active
3. 2026-03-04
   historical $399,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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: $49,492
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,959
• − Management: −$3,959
• − HOA: −$16,992
• − Depreciation: −$11,607
• Taxable loss: −$17,356
• Est. tax savings @ 24.0%: +$4,165
• After-tax cash flow: $-6,817/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This corner duplex condo is in fair condition with some minor repairs and maintenance needed. Fresh paint and a thorough HVAC inspection would significantly enhance its value.

Repairs flagged

• Minor Paint — Interior walls appear to have some minor paint imperfections.
• Minor Windows — No window photos provided, but windows are often a point of concern in condos.
• Unknown HVAC/condensers — No photos of HVAC/condensers provided, but they are often a point of concern in condos.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Both Inspect and service HVAC/condensers — A well-maintained HVAC system is crucial for comfort and energy efficiency, both of which impact value.
• Both Landscaping and curb appeal — A well-maintained exterior can enhance curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Interior walls appear to have some minor paint imperfections.	Minor	$500–3,000
Windows · No window photos provided, but windows are often a point of concern in condos.	Minor	$500–3,000
HVAC/condensers · No photos of HVAC/condensers provided, but they are often a point of concern in condos.	Unknown	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Inspect and service HVAC/condensers — A well-maintained HVAC system is crucial for comfort and energy efficiency, both of which impact value. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rye City School District
• NCES district ID: 3625260
• Math proficiency: 89% ▲ 11.00%
• Reading proficiency: 93% ▲ 12.00%
• Median HH income: $144,848
• Composite: 85.84/100
• National rank: #6
• State rank: #4 of 590 in NY

Livability — Rye

• Score: 70/100
• State rank: #431
• US rank: #7470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rye, NY
• County: Westchester County · 709,332 people
• City population: 18,391
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 18,391
• Household income: $250,001
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 580.0

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% Two or more races 10% Asian 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 3% German 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 6.64%
• Current HPI: 321.5777
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Coming Soon $399,000 OneKey® MLS as Distributed by MLS Grid