2 Springdale Rd · Shenorock, NY 10598

$325,000

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 13 Days on market

Built 1925 10,395 sqft lot $331/sqft · 33% below area Est $539k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Schools +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location!

Key facts

• 0.24 acre lot
• Garage
• Built 1925

Property features AI

Finance

• HOA & community: Community park

Exterior

• Parking: Off-street parking; 1-car garage
• Security: Security gate
• Utilities: Electric service by NYSEG; Septic tank; Public trash collection
• Home design: Single family residence
• Construction: Asbestos and frame construction
• Exterior features: Back yard fencing; Shed(s); Security gate; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 5 total rooms (bedrooms not specifically itemized)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; No cooling system
• Interior features: Cathedral ceilings; Chandelier; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (6.9% below list).
• Recommended offer: $277k (14.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#739 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Somers Central School District (suburban): math 65% / reading 74% proficiency, ranked #95 of 590 in NY (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Primrose School (527 students, 10% FRL); Somers Middle School (math 43% / reading 69%, grade B-, #205 of 729 statewide, top 29%, 569 students, 9% FRL); Somers Senior High School (math 92% / reading 87%, grade A+, #265 of 1,100 statewide, top 26%, 980 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 160 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2k of loan paydown is wiped out by about $10k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $185k; list at $325k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $277,024 (14.8% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 9.0

CMA / ARV

• ARV (median comp): $539,081
• List price: $325,000
• Delta: -39.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Shenorock Dr	0.24mi	2/1.5	992 (+1%)	1mo	$510,000	$514	84
37 Old Mill Rd	0.24mi	3/1.0 (+1)	1,008 (+3%)	5mo	$460,000	$456	75
3 Old Mill Rd	0.49mi	2/1.0	961 (-2%)	20mo	$395,000	$411	57

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-69,660
• Equity at exit: $48,459

10-year hold

• IRR: -15.9%
• Equity multiple: 0.10×
• Total profit: $-81,709
• Equity at exit: $28,100

Cash invested: $91,000 (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 10598

• Active inventory: 160
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,025 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$822 /mo · $9,862/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-272

Break-even live

Break-even rent $3,369

Max offer price $277,024

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Lakeview Dr Yorktown Heights, NY	1.0	1.0	1090	$2,700	$2.48	1d	1	0.46mi
49 Clayton Blvd Baldwin Place, NY	1.0–3.0	1.0–2.0	1172	$3,955	$3.37	1d	1	0.99mi
157 U.S. 202 Unit 1 Somers, NY	2.0	1.5	900	$2,800	$3.11	2d	1	1.37mi

Listing history 16 events

1. 2026-05-08
   listed $325,000 Active 507-char remark
2. 2014-03-15
   price $185,000 513-char remark

   Show marketing remark (513 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location!

3. 2013-05-08
   soldstatus $185,000
4. 2013-04-30
   soldstatus $185,000 Sold 513-char remark

   Show marketing remark (551 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location! Additional Information: Amenities:Storage,

5. 2013-04-30
   soldstatus $185,000

   Show marketing remark (551 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location! Additional Information: Amenities:Storage,

6. 2013-03-21
   historical 513-char remark

   Show marketing remark (513 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location!

7. 2012-11-05
   historical Pending 513-char remark

   Show marketing remark (513 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location!

8. 2012-11-05
   price $200,000 513-char remark

   Show marketing remark (513 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location!

9. 2012-10-01
   price $200,000 513-char remark

   Show marketing remark (513 chars)

   Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location!

10. 2012-08-30
    listed $225,000 Active 513-char remark

    Show marketing remark (551 chars)

    Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location! Additional Information: Amenities:Storage,

11. 2012-08-30
    listed $200,000

    Show marketing remark (551 chars)

    Adorable Updated 2 BR Ranch with loads of charm. Young & updated kitchen & bath, Pergo Flooring, Updated Windows. Large Living Room has Cathedral Ceiling, Skylights and Fireplace. Dining Room has wainscoting, chair rail and French Door walk out to patio. Master Bedroom has large Cedar WIC. Outside Access to lower level for semi-finished storage space with large windows and laundry area. Private Fenced Yard with lovely landscaping & gardens. Wonderful charming Starter Home in great location! Additional Information: Amenities:Storage,

12. 2004-05-27
    soldstatus $315,000
13. 2004-01-23
    soldstatus $315,000
14. 2003-11-24
    historical
15. 2003-11-24
    price $324,999
16. 2003-09-28
    listed $315,000

ⓘ 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: $9,862 · $822/mo
• Projected year-2 tax: $9,862 · $822/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $36,304
• − Mortgage interest: −$18,205
• − Property taxes: −$9,862
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − Depreciation: −$9,455
• Taxable loss: −$8,651
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-1,183/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: Somers Central School District
• NCES district ID: 3627180
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 12.00%
• Median HH income: $111,661
• Composite: 64.82/100
• National rank: #516
• State rank: #95 of 590 in NY

Livability — Shenorock

• Score: 64/100
• State rank: #739
• US rank: #14073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenorock, NY
• Population (ZIP): 28,894

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 7% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 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: ▼ -580.71%
• Current HPI: 248.9112
• 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

+3.2% since first listed

17 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $185,000 HGMLS
• 2013-05-08 Sold (Public Records) $185,000 Public Records
• 2013-04-30 Sold (MLS) $185,000 OneKey® MLS as Distributed by MLS Grid
• 2013-04-30 Sold (MLS) $185,000 HGMLS
• 2013-03-21 Delisted — HGMLS
• 2012-11-05 Contingent — HGMLS
• 2012-11-05 Price Changed $200,000 HGMLS
• 2012-10-01 Price Changed $200,000 HGMLS
• 2012-08-30 Listed $225,000 HGMLS
• 2012-08-30 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2004-05-27 Sold (Public Records) $315,000 Public Records
• 2004-01-23 Sold (MLS) $315,000 HGMLS
• 2003-11-24 Delisted — HGMLS
• 2003-11-24 Price Changed $324,999 HGMLS
• 2003-09-28 Listed $315,000 HGMLS

Property tax history

+4.0%/yr

Latest (2025): $9,862 · -6.2% YoY. Source: county tax records.