54-58 De Liso Ln · Carmel, NY 10541

$899,000

12 bd · 4.5 ba · 3,039 sqft · MultiFamily · 43 Days on market

Built 1963 Good condition 3,039 sqft lot $296/sqft · 33% below area Est $1337k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Two Homes – Ideal Investment or Multi-Generational Living! Discover the perfect blend of comfort, versatility, and opportunity on this unique property featuring two separate homes on a private road. The main residence offers 4 spacious bedrooms and 2 bathrooms, boasting a bright and functional layout ideal for families or entertaining. Just steps away, the second home is a charming 1 bedroom, 1 bathroom cottage—perfect for generating rental income, hosting guests, or a private in-law suite. Whether you're an investor seeking a rental opportunity, a homeowner looking to live in one and rent the other, or exploring a mother-daughter setup, this property offers flexibility to suit your needs. Tucked away on a quiet, private road, you’ll enjoy peace and privacy while still being conveniently located near local amenities. Don't miss your chance to own this rare dual-home property

Key facts

• Private road
• Detached cottage
• Two separate homes

Tags

• TWO SEPARATE HOMES
• PRIVATE ROAD
• DETACHED COTTAGE
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Shared driveway
• Utilities: Electric service by NYSEG; Septic tank sewer; Cable connected
• Home design: Duplex
• Construction: Wood siding construction
• Exterior features: Wood siding; Not waterfront

Interior

• Kitchen: Open kitchen layout
• Bedrooms: One 1-bedroom unit; One 4-bedroom unit
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Oil heating; No central cooling
• Interior features: High ceilings; Open floor plan; Open kitchen; Washer/dryer hookup; Laundry room
• Laundry & utility: Washer/dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.5-bath units multifamily listed at $899k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $899k).
• Recommended offer: $872k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 1.9% in Carmel — 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.
• Mahopac Central School District (suburban): math 61% / reading 65% proficiency, ranked #156 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Austin Road Elementary School (math 42% / reading 67%, grade C, #908 of 2,108 statewide, top 46%, 585 students, 22% FRL); Mahopac Middle School (math 56% / reading 70%, grade B+, #129 of 729 statewide, top 18%, 926 students, 24% FRL); Mahopac High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,254 students, 24% FRL) — zoned schools average 23% FRL vs 8% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 160 active listings in the ZIP; 142 units permitted in Putnam County in 2024 (75 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 $27k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $650k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $872,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $1,336,577
• List price: $899,000
• Delta: -32.74%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $136,430
• Equity at exit: $134,044

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $482,622
• Equity at exit: $77,729

Cash invested: $251,720 (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 10541

• Home prices YoY: -25.8%
• Active inventory: 160
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $13,467 medium
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,828
• Net cashflow: $4,426

Break-even live

Break-even rent $7,864

Max offer price $899,000

Occupancy floor 62%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	1.5	$13,467
Total (3 units)			$13,467

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $899,000 Active 43 DOM
2. 2026-06-17
   days on market $899,000 Active 42 DOM
3. 2026-06-16
   days on market $899,000 Active 41 DOM
4. 2026-06-15
   days on market $899,000 Active 40 DOM
5. 2026-06-13
   days on market $899,000 Active 38 DOM
6. 2026-06-12
   days on market $899,000 Active 37 DOM
7. 2026-06-09
   days on market $899,000 Active 34 DOM
8. 2026-06-08
   days on market $899,000 Active 33 DOM
9. 2026-06-07
   days on market $899,000 Active 32 DOM
10. 2026-06-07
    days on market $899,000 Active 31 DOM
11. 2026-06-04
    days on market $899,000 Active 28 DOM
12. 2026-06-02
    days on market $899,000 Active 27 DOM
13. 2026-06-01
    days on market $899,000 Active 26 DOM
14. 2026-05-31
    days on market $899,000 Active 25 DOM
15. 2026-04-21
    listed $899,000 Active 856-char remark
16. 2025-11-12
    price $875,000
17. 2025-10-28
    listed $899,000 Active
18. 2025-09-15
    soldstatus $650,000 Closed

    Show marketing remark (908 chars)

    Two Homes – Ideal Investment or Multi-Generational Living! Discover the perfect blend of comfort, versatility, and opportunity on this unique property featuring two separate homes on a private road. The main residence offers 4 spacious bedrooms and 2 bathrooms, boasting a bright and functional layout ideal for families or entertaining. Just steps away, the second home is a charming 1 bedroom, 1 bathroom cottage—perfect for generating rental income, hosting guests, or a private in-law suite. Whether you're an investor seeking a rental opportunity, a homeowner looking to live in one and rent the other, or exploring a mother-daughter setup, this property offers flexibility to suit your needs. Tucked away on a quiet, private road, you’ll enjoy peace and privacy while still being conveniently located near local amenities. Don't miss your chance to own this rare dual-home property

19. 2025-07-15
    status Pending

    Show marketing remark (908 chars)

    Two Homes – Ideal Investment or Multi-Generational Living! Discover the perfect blend of comfort, versatility, and opportunity on this unique property featuring two separate homes on a private road. The main residence offers 4 spacious bedrooms and 2 bathrooms, boasting a bright and functional layout ideal for families or entertaining. Just steps away, the second home is a charming 1 bedroom, 1 bathroom cottage—perfect for generating rental income, hosting guests, or a private in-law suite. Whether you're an investor seeking a rental opportunity, a homeowner looking to live in one and rent the other, or exploring a mother-daughter setup, this property offers flexibility to suit your needs. Tucked away on a quiet, private road, you’ll enjoy peace and privacy while still being conveniently located near local amenities. Don't miss your chance to own this rare dual-home property

20. 2025-06-01
    listed $669,000 Active

    Show marketing remark (908 chars)

    Two Homes – Ideal Investment or Multi-Generational Living! Discover the perfect blend of comfort, versatility, and opportunity on this unique property featuring two separate homes on a private road. The main residence offers 4 spacious bedrooms and 2 bathrooms, boasting a bright and functional layout ideal for families or entertaining. Just steps away, the second home is a charming 1 bedroom, 1 bathroom cottage—perfect for generating rental income, hosting guests, or a private in-law suite. Whether you're an investor seeking a rental opportunity, a homeowner looking to live in one and rent the other, or exploring a mother-daughter setup, this property offers flexibility to suit your needs. Tucked away on a quiet, private road, you’ll enjoy peace and privacy while still being conveniently located near local amenities. Don't miss your chance to own this rare dual-home property

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $161,604
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$12,928
• − Management: −$12,928
• − Depreciation: −$26,153
• Taxable income: $41,257
• Est. tax owed @ 24.0%: −$9,902
• After-tax cash flow: $43,212/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 property offers two separate homes in a private setting, with good condition and minimal repairs needed. The main residence is move-in ready with a spacious layout and modern kitchen, while the detached cottage is ideal for extended living or rental income.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition for tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition for tenants ↑

ⓘ 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: Mahopac Central School District
• NCES district ID: 3618120
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $103,440
• Composite: 58.66/100
• National rank: #983
• State rank: #156 of 590 in NY

Livability — Carmel

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

Census & demographics

• Population (ZIP): 26,137

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 5% Other Asian/Pacific 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.95%
• Current HPI: 253.3461
• 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

+34.4% since first listed

6 events — show timeline

• 2026-04-21 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Sold (MLS) $650,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-01 Listed $669,000 OneKey® MLS as Distributed by MLS Grid