16 Meadow Rd · Montrose, NY 10548

$549,000

3 bd · 1.0 ba · 1,351 sqft · SingleFamily · 24 Days on market

Built 1954 Good condition 0.30 ac lot $406/sqft · 11% below area Est $620k · 11% under ↓ 7% since listing

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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 +13.4/30.0
• ARV discount +12.7/15.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.3/10.0

Listing remarks MLS

Welcome to 16 Meadow Road! Perfectly positioned in a wonderful neighborhood, this home offers the rare combination of peaceful suburban living and exceptional convenience where you will experience the best of neighborhood living and easy commuting. You also get to enjoy all the amenities the Town of Cortlandt has to offer, including the wonderful Town pool and camp for the kids, along with all the many Town programs offered to both adults and kids! The home’s location is one of its greatest assets. Here, every essential is just a short walk or drive away. From your front door, you can walk to playgrounds, ball fields, schools, the library, and minutes to the scenic Hudson River shore! -and offers the convenience commuters are looking for- only 2 miles from the Cortlandt Metro North train station, a 50 minute commute to Grand Central Station! Enter via the enclosed porch into the spacious dining room, just perfect for entertaining during the holidays, living room, an additional room for your office/den/playroom, kitchen, 3 bedrooms and full hall bath. Add your special touches and updates! Step outside to your deck and a large, level backyard, offering plenty of space for gatherings, playtime, gardening, or hosting weekend barbecues or simply relaxing outdoors. A generous driveway ensures ample parking! Hendrick Hudson School District! Also: hardwood floors, new furnace, water heater (5 Yrs), new septic fields (5 yrs) This location puts everything within reach, making it an unbeatable place to call home.

Key facts

• 0.3 acre lot
• 4 parking spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $549k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($80/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 $481k (12.4% below list).
• Recommended offer: $481k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#68 in NY, #1,024 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• 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.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $46k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $481,100 (12.4% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $620,177
• List price: $549,000
• Delta: -11.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Meadow Rd	0.06mi	3/1.0	1,261 (-7%)	24mo	$548,500	$435	66
49 Henning Dr	0.16mi	3/3.0	1,544 (+14%)	4mo	$670,000	$434	58
117 Dutch St	0.43mi	2/1.5 (-1)	1,225 (-9%)	0mo	$639,000	$522	57
8 Harper Ave	0.32mi	2/1.5 (-1)	1,541 (+14%)	0mo	$580,000	$376	55
12 Glenwood Dr	0.36mi	2/1.0 (-1)	1,256 (-7%)	18mo	$500,000	$398	52
7 Adele Ct	0.30mi	3/2.0	1,540 (+14%)	8mo	$582,500	$378	52
15 Arlington Ct	0.43mi	3/1.0	1,552 (+15%)	5mo	$577,500	$372	51
2 Victoria Ave	0.42mi	3/1.0	1,188 (-12%)	14mo	$445,000	$375	49
121 Dutch St	0.45mi	3/1.5	1,170 (-13%)	19mo	$620,000	$530	39
89 Montrose Point Rd	0.55mi	3/2.0	1,468 (+9%)	21mo	$605,000	$412	39
19 Travis Ave	0.35mi	2/1.5 (-1)	1,541 (+14%)	23mo	$530,000	$344	34
223 Catherine St	0.70mi	2/1.0 (-1)	1,200 (-11%)	24mo	$521,000	$434	24

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-88,464
• Equity at exit: $81,858

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-76,190
• Equity at exit: $47,467

Cash invested: $153,720 (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 10548

• Home prices YoY: -3.1%
• Active inventory: 18
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $4,811 medium
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $7

Break-even live

Break-even rent $4,803

Max offer price $549,000

Occupancy floor 95%

Sensitivity live

Price	-10% $386	-5% $196	+0% $7	+5% $-183	+10% $-373
Rent	-10% $-373	-5% $-183	+0% $7	+5% $197	+10% $387
Rate	-1.0pp $283	-0.5pp $146	base $7	+0.5pp $-136	+1.0pp $-280

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Craft Ln Buchanan, NY	1.0–2.0	1.0–2.0	974	$4,811	$4.94	2d	91	0.96mi

Listing history 7 events

1. 2026-05-07
   status Pending 1533-char remark

   Show marketing remark (1533 chars)

   Welcome to 16 Meadow Road! Perfectly positioned in a wonderful neighborhood, this home offers the rare combination of peaceful suburban living and exceptional convenience where you will experience the best of neighborhood living and easy commuting. You also get to enjoy all the amenities the Town of Cortlandt has to offer, including the wonderful Town pool and camp for the kids, along with all the many Town programs offered to both adults and kids! The home’s location is one of its greatest assets. Here, every essential is just a short walk or drive away. From your front door, you can walk to playgrounds, ball fields, schools, the library, and minutes to the scenic Hudson River shore! -and offers the convenience commuters are looking for- only 2 miles from the Cortlandt Metro North train station, a 50 minute commute to Grand Central Station! Enter via the enclosed porch into the spacious dining room, just perfect for entertaining during the holidays, living room, an additional room for your office/den/playroom, kitchen, 3 bedrooms and full hall bath. Add your special touches and updates! Step outside to your deck and a large, level backyard, offering plenty of space for gatherings, playtime, gardening, or hosting weekend barbecues or simply relaxing outdoors. A generous driveway ensures ample parking! Hendrick Hudson School District! Also: hardwood floors, new furnace, water heater (5 Yrs), new septic fields (5 yrs) This location puts everything within reach, making it an unbeatable place to call home.

2. 2026-04-20
   price $549,000 1533-char remark

   Show marketing remark (1533 chars)

   Welcome to 16 Meadow Road! Perfectly positioned in a wonderful neighborhood, this home offers the rare combination of peaceful suburban living and exceptional convenience where you will experience the best of neighborhood living and easy commuting. You also get to enjoy all the amenities the Town of Cortlandt has to offer, including the wonderful Town pool and camp for the kids, along with all the many Town programs offered to both adults and kids! The home’s location is one of its greatest assets. Here, every essential is just a short walk or drive away. From your front door, you can walk to playgrounds, ball fields, schools, the library, and minutes to the scenic Hudson River shore! -and offers the convenience commuters are looking for- only 2 miles from the Cortlandt Metro North train station, a 50 minute commute to Grand Central Station! Enter via the enclosed porch into the spacious dining room, just perfect for entertaining during the holidays, living room, an additional room for your office/den/playroom, kitchen, 3 bedrooms and full hall bath. Add your special touches and updates! Step outside to your deck and a large, level backyard, offering plenty of space for gatherings, playtime, gardening, or hosting weekend barbecues or simply relaxing outdoors. A generous driveway ensures ample parking! Hendrick Hudson School District! Also: hardwood floors, new furnace, water heater (5 Yrs), new septic fields (5 yrs) This location puts everything within reach, making it an unbeatable place to call home.

3. 2026-04-20
   status Active 1533-char remark

   Show marketing remark (1533 chars)

   Welcome to 16 Meadow Road! Perfectly positioned in a wonderful neighborhood, this home offers the rare combination of peaceful suburban living and exceptional convenience where you will experience the best of neighborhood living and easy commuting. You also get to enjoy all the amenities the Town of Cortlandt has to offer, including the wonderful Town pool and camp for the kids, along with all the many Town programs offered to both adults and kids! The home’s location is one of its greatest assets. Here, every essential is just a short walk or drive away. From your front door, you can walk to playgrounds, ball fields, schools, the library, and minutes to the scenic Hudson River shore! -and offers the convenience commuters are looking for- only 2 miles from the Cortlandt Metro North train station, a 50 minute commute to Grand Central Station! Enter via the enclosed porch into the spacious dining room, just perfect for entertaining during the holidays, living room, an additional room for your office/den/playroom, kitchen, 3 bedrooms and full hall bath. Add your special touches and updates! Step outside to your deck and a large, level backyard, offering plenty of space for gatherings, playtime, gardening, or hosting weekend barbecues or simply relaxing outdoors. A generous driveway ensures ample parking! Hendrick Hudson School District! Also: hardwood floors, new furnace, water heater (5 Yrs), new septic fields (5 yrs) This location puts everything within reach, making it an unbeatable place to call home.

4. 2026-04-11
   listed $594,500 Active 1533-char remark

   Show marketing remark (1533 chars)

   Welcome to 16 Meadow Road! Perfectly positioned in a wonderful neighborhood, this home offers the rare combination of peaceful suburban living and exceptional convenience where you will experience the best of neighborhood living and easy commuting. You also get to enjoy all the amenities the Town of Cortlandt has to offer, including the wonderful Town pool and camp for the kids, along with all the many Town programs offered to both adults and kids! The home’s location is one of its greatest assets. Here, every essential is just a short walk or drive away. From your front door, you can walk to playgrounds, ball fields, schools, the library, and minutes to the scenic Hudson River shore! -and offers the convenience commuters are looking for- only 2 miles from the Cortlandt Metro North train station, a 50 minute commute to Grand Central Station! Enter via the enclosed porch into the spacious dining room, just perfect for entertaining during the holidays, living room, an additional room for your office/den/playroom, kitchen, 3 bedrooms and full hall bath. Add your special touches and updates! Step outside to your deck and a large, level backyard, offering plenty of space for gatherings, playtime, gardening, or hosting weekend barbecues or simply relaxing outdoors. A generous driveway ensures ample parking! Hendrick Hudson School District! Also: hardwood floors, new furnace, water heater (5 Yrs), new septic fields (5 yrs) This location puts everything within reach, making it an unbeatable place to call home.

5. 2026-04-02
   historical $594,500 1533-char remark

   Show marketing remark (1533 chars)

   Welcome to 16 Meadow Road! Perfectly positioned in a wonderful neighborhood, this home offers the rare combination of peaceful suburban living and exceptional convenience where you will experience the best of neighborhood living and easy commuting. You also get to enjoy all the amenities the Town of Cortlandt has to offer, including the wonderful Town pool and camp for the kids, along with all the many Town programs offered to both adults and kids! The home’s location is one of its greatest assets. Here, every essential is just a short walk or drive away. From your front door, you can walk to playgrounds, ball fields, schools, the library, and minutes to the scenic Hudson River shore! -and offers the convenience commuters are looking for- only 2 miles from the Cortlandt Metro North train station, a 50 minute commute to Grand Central Station! Enter via the enclosed porch into the spacious dining room, just perfect for entertaining during the holidays, living room, an additional room for your office/den/playroom, kitchen, 3 bedrooms and full hall bath. Add your special touches and updates! Step outside to your deck and a large, level backyard, offering plenty of space for gatherings, playtime, gardening, or hosting weekend barbecues or simply relaxing outdoors. A generous driveway ensures ample parking! Hendrick Hudson School District! Also: hardwood floors, new furnace, water heater (5 Yrs), new septic fields (5 yrs) This location puts everything within reach, making it an unbeatable place to call home.

6. 2025-11-12
   listed $589,000 Active
7. 2025-11-11
   historical

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $57,732
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − Depreciation: −$15,971
• Taxable loss: −$9,209
• Est. tax savings @ 24.0%: +$2,210
• After-tax cash flow: $2,290/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with minor repairs needed in the kitchen and bathroom. It offers a good investment opportunity with updates that can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and fixtures — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathtub and fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathtub and fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ 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: 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 — Montrose

• Score: 83/100
• State rank: #68
• US rank: #1024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, NY
• City population: 4,302
• Population (ZIP): 4,302

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 14% Black 5%
• Hispanic origin (detail): Puerto Rican 10% Dominican 4%
• Common ancestry: Romanian 5% Iranian 3% Italian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 19% Other Indo-European 2% 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: ▼ -9.35%
• Current HPI: 295.7112
• 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

-6.8% since first listed

7 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-11 Listed $594,500 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $594,500 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listed $589,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Coming Soon — OneKey® MLS as Distributed by MLS Grid