58 Gilbert St · West Mountain, CT 10590

$849,000

3 bd · 2.5 ba · 1,825 sqft · SingleFamily · 13 Days on market

Built 1972 1.05 ac lot Est $1121k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best Value In Truesdale Area!! Open & Airy Home, New Cherry Kitchen & Baths, Gleaming Hardwood Floors, Lrg Windows, Bay Window, French Doors, Two Fireplaces (Stone & Brick), Lrg Family Room, Wrap-around Deck, Lovely Gardens, Private Country Road, Room For Expansion! Assoc. Lake Membership Possible, Truesdale Lake Drive Beach. Absolutely Must See!!

Key facts

• Walk-in closet
• Updated kitchen
• Private property

Tags

• PRIVATE PROPERTY
• TWO FIREPLACES
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: Driveway; 2 parking spaces; 2-car garage
• Utilities: Septic tank; Cable connected; Electricity connected; Water connected
• Home design: Single family residence
• Construction: Vinyl siding; Advanced framing technique
• Exterior features: No waterfront

Interior

• Kitchen: Eat-in kitchen; Open kitchen; Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: First floor bedroom; First floor full bath; Eat-in kitchen; Entrance foyer; Open floorplan; Open kitchen; Primary bathroom; Recessed lighting; Storage; Walk-in closet(s); Finished basement; Full attic
• Laundry & utility: Laundry in basement; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $849k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $849k).
• Cap rate 11.0% vs local median 3.1% in West Mountain — 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.
• 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: Meadow Pond Elementary School (math 77% / reading 87%, grade A+, #138 of 2,108 statewide, top 8%, 342 students, 8% 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) — zoned schools at 8% FRL track the district average.
• Market conditions: 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $25k 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 $238k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $487k; list at $849k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $849,000

Questions for the listing agent

1. Built in 1972 — 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: 1.39% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $1,120,550
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Main St	0.10mi	3/3.0	1,993 (+9%)	13mo	$785,000	$394	67
24 Indian Ln	0.10mi	3/3.0	2,025 (+11%)	12mo	$1,375,000	$679	65
39 Knapp Rd	0.55mi	2/3.0 (-1)	1,955 (+7%)	5mo	$1,265,000	$647	51
29 Oscaleta Rd	0.39mi	3/2.0	2,076 (+14%)	8mo	$1,275,000	$614	50
45 Old Oscaleta Rd	0.35mi	3/2.0	1,660 (-9%)	21mo	$965,000	$581	49

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $73,164
• Equity at exit: $126,589

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $335,827
• Equity at exit: $73,406

Cash invested: $237,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 10590

• Home prices YoY: -30.8%
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $11,805 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$1,215 /mo · $14,582/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,479
• Net cashflow: $3,305

Break-even live

Break-even rent $7,622

Max offer price $849,000

Occupancy floor 67%

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Lake Shore Dr South Salem, NY	4.0	2.5	2430	$6,500	$2.67	14d	1	0.43mi
57 Truesdale Lake Dr South Salem, NY	3.0	2.5	1350	$7,000	$5.19	3d	1	0.58mi
49 Twin Lakes Rd South Salem, NY	3.0	3.0	2435	$14,000	$5.75	3d	1	0.79mi
34 Twin Lakes Rd South Salem, NY	3.0	2.0	1866	$15,000	$8.04	3d	1	0.82mi
24 Cove Rd South Salem, NY	3.0	2.0	1600	$18,000	$11.25	3d	1	1.19mi
253 W Mountain Rd Unit B Ridgefield, CT	3.0	2.0	1606	$4,950	$3.08	14d	1	1.39mi

Listing history 11 events

1. 2026-06-18
   days on market $849,000 Active 13 DOM
2. 2026-06-17
   days on market $849,000 Active 12 DOM
3. 2026-06-16
   days on market $849,000 Active 11 DOM
4. 2026-06-15
   days on market $849,000 Active 10 DOM
5. 2026-06-13
   days on market $849,000 Active 8 DOM
6. 2026-06-13
   days on market $849,000 Active 7 DOM
7. 2026-06-10
   days on market $849,000 Active 5 DOM
8. 2026-06-09
   days on market $849,000 Active 4 DOM
9. 2026-06-08
   days on market $849,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $849,000 Active 2 DOM

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

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $14,582 · $1,215/mo
• Projected year-2 tax: $16,375 · $1,365/mo
• Expected delta: +$1,793/yr (+$149/mo · 12.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $141,656
• − Mortgage interest: −$47,557
• − Property taxes: −$14,582
• − Insurance: −$4,245
• − Repairs & maintenance: −$11,333
• − Management: −$11,333
• − Depreciation: −$24,698
• Taxable income: $27,909
• Est. tax owed @ 24.0%: −$6,698
• After-tax cash flow: $32,956/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 — West Mountain

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

Census & demographics

• Population (ZIP): 7,314

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Korean 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: ▼ -66.87%
• Current HPI: 150.088
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+775.3% since first listed

7 events — show timeline

• 2026-06-05 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2003-04-17 Sold (Public Records) $487,000 Public Records
• 2003-02-27 Sold (MLS) $487,000 HGMLS
• 2002-11-15 Price Changed $489,000 HGMLS
• 2002-11-15 Delisted — HGMLS
• 2002-08-07 Listed $487,000 HGMLS
• 1979-10-01 Sold (Public Records) $97,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $14,582 · +69.1% YoY. Source: county tax records.