947 Diven St · Peekskill, NY 10566

$600,000

4 bd · 3.0 ba · 2,010 sqft · MultiFamily · 22 Days on market

Built 1900 2,657 sqft lot Est $655k · 8% under

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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 +23.2/30.0
• ARV discount +11.3/15.0
• DSCR +7.4/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +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: 1 unit. estimate disagrees with records

Listing remarks MLS

10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

Key facts

• Formal dining room
• Private living space
• Spacious foyer

Tags

• ROCKING CHAIR FRONT PORCH
• SPACIOUS FOYER
• FORMAL DINING ROOM
• WALK-UP THIRD FLOOR
• PRIVATE LIVING SPACE
• SEPARATE REAR ENTRANCE

Property features AI

Finance

• Other: Building size reported by appraiser: 2,010 total building area

Exterior

• Parking: On-street parking
• Utilities: Con Edison electric; Public sewer; Water connected; Natural gas connected; Electricity connected; Cable connected; Public trash collection
• Home design: Duplex; Full basement with walk-out access; Full, walk-up attic with storage
• Construction: Frame construction; Brick, concrete perimeter and stone foundation
• Exterior features: Back yard fence

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Carpet; Ceramic tile; Combination flooring; Laminate
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Formal dining room; High ceilings; Original details; Storage; Covered porch
• Laundry & utility: Laundry in basement; Laundry in kitchen; In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $591k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.2% in Peekskill — 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 79/100 on livability (#132 in NY, #2,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A-; Watch: amenities F, cost of living F.
• Peekskill City School District (suburban): math 37% / reading 36% proficiency, ranked #670 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Peekskill Middle School (math 75% / reading 70%, grade A, #75 of 729 statewide, top 10%, 794 students, 63% FRL); Peekskill High School (math 79% / reading 44%, grade B-, #841 of 1,100 statewide, top 76%, 1,017 students, 60% FRL) — zoned schools at 62% FRL track the district average.
• Zoned-school proficiency averages 67% at this address vs 36% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Peekskill City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $18k 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 22 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y 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 $294k; list at $600k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $591,000 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.23% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $655,260
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
947 Diven St	0.00mi	4/3.0	2,010 (0%)	0mo	$588,000	$293	100
108 Union Ave	0.20mi	4/2.0	2,085 (+4%)	1mo	$665,000	$319	80
616 N Division St	0.40mi	4/3.0	2,000 (-0%)	5mo	$725,000	$363	76
304 Decatur Ave	0.22mi	4/2.0	1,925 (-4%)	20mo	$675,000	$351	62
215 Union Ave	0.42mi	3/2.0 (-1)	1,930 (-4%)	20mo	$630,000	$326	48
163 Union Ave	0.33mi	5/3.0 (+1)	2,270 (+13%)	16mo	$745,000	$328	44
426 Main St	0.51mi	4/2.0	1,768 (-12%)	17mo	$500,000	$283	38

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-48,493
• Equity at exit: $89,462

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-31,801
• Equity at exit: $51,877

Cash invested: $168,000 (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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $7,363 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$1,337 /mo · $16,043/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,546
• Net cashflow: $1,083

Break-even live

Break-even rent $5,992

Max offer price $600,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,423	-5% $1,253	+0% $1,083	+5% $914	+10% $744
Rent	-10% $502	-5% $793	+0% $1,083	+5% $1,374	+10% $1,665
Rate	-1.0pp $1,386	-0.5pp $1,236	base $1,083	+0.5pp $928	+1.0pp $770

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$2,891
▸ 2× units	1	1.5	$4,472
Total (3 units)			$7,363

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 John St Peekskill, NY	4.0	3.5	2566	$4,500	$1.75	12d	1	0.16mi
506 Kissam Rd Peekskill, NY	3.0	3.0	2150	$3,600	$1.67	0d	1	0.37mi
983 Warren Ave Peekskill, NY	3.0	1.0	1600	$3,275	$2.05	17d	1	0.45mi
711 N Division St Peekskill, NY	3.0	1.5	1400	$3,400	$2.43	23d	1	0.62mi

Listing history 47 events

1. 2026-04-22
   status Pending
2. 2026-03-15
   listed $600,000 Active
3. 2019-01-09
   soldstatus $294,000
4. 2018-12-29
   soldstatus $294,000 Sold 554-char remark

   Show marketing remark (554 chars)

   10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

5. 2018-11-07
   status Pending 554-char remark

   Show marketing remark (554 chars)

   10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

6. 2018-10-05
   price $299,999 554-char remark

   Show marketing remark (554 chars)

   10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

7. 2018-09-28
   price $309,999 554-char remark

   Show marketing remark (554 chars)

   10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

8. 2018-09-25
   price $310,000 554-char remark

   Show marketing remark (554 chars)

   10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

9. 2018-09-07
   price $309,999 554-char remark

   Show marketing remark (554 chars)

   10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

10. 2018-08-14
    listed $310,000 Active 554-char remark

    Show marketing remark (554 chars)

    10-19-18 A/O Continuing to show for back up. Lovely, renovated two-family home located in the heart of Peekskill. Perfect for anyone that wants to enjoy a home with three bedrooms while drawing revenue from the basement apartment. This homes is also optimal for inventors looking for rental income. Large windows, brand new kitchen and appliances in BOTH apartments. Fenced in yard with deck. Lots of good food, entertainment and shopping on next block! . Enjoy coffee on your porch or deck. Close to train station and five bus routes. Come and see it!

11. 2018-07-12
    historical
12. 2018-06-06
    historical
13. 2018-06-06
    listed $319,000 Active
14. 2018-05-31
    price $319,000
15. 2018-03-20
    price $350,000
16. 2018-03-20
    price $350
17. 2018-02-26
    listed $379,000 Active
18. 2017-11-11
    historical
19. 2017-10-12
    listed $239,900 Active
20. 2009-12-09
    historical
21. 2009-09-28
    historical Pending
22. 2009-09-22
    status Active
23. 2009-08-18
    historical Pending
24. 2009-07-27
    price
25. 2009-06-08
    listed
26. 2007-11-03
    historical
27. 2006-11-01
    listed
28. 2006-08-10
    historical
29. 2006-02-10
    listed
30. 2005-11-02
    soldstatus $290,000
31. 2004-02-12
    soldstatus $290,000
32. 2003-09-06
    historical
33. 2003-07-31
    historical
34. 2003-07-31
    price $305,000
35. 2003-06-11
    listed $290,000
36. 2003-03-07
    listed
37. 2002-11-04
    soldstatus $259,000
38. 2002-09-20
    soldstatus $259,000
39. 2002-07-12
    historical
40. 2002-06-18
    listed $259,000
41. 2001-03-02
    soldstatus $120,000
42. 2000-11-21
    soldstatus $115,000
43. 2000-07-07
    historical
44. 2000-05-30
    listed $115,000
45. 1998-02-04
    soldstatus $82,000
46. 1996-10-31
    listed
47. 1995-03-05
    listed

ⓘ 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: $16,043 · $1,337/mo
• Projected year-2 tax: $16,043 · $1,337/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,356
• − Mortgage interest: −$33,609
• − Property taxes: −$16,043
• − Insurance: −$3,000
• − Repairs & maintenance: −$7,068
• − Management: −$7,068
• − Depreciation: −$17,455
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $12,014/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: Peekskill City School District
• NCES district ID: 3622650
• Math proficiency: 37% ▲ 4.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $54,563
• Composite: 34.6/100
• National rank: #10089
• State rank: #670 of 755 in NY

Livability — Peekskill

• Score: 79/100
• State rank: #132
• US rank: #2121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peekskill, NY
• County: Westchester County · 709,332 people
• City population: 25,625
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,625
• Household income: $85,954
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1507.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 32% Black 17% Two or more races 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 27% · Canada
• Languages at home: 57% English-only · Spanish 37% 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: ▼ -96.67%
• Current HPI: 307.944
• Rent YoY: ▲ 0.12%
• 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

+631.7% since first listed

47 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-15 Listed $600,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-09 Sold (Public Records) $294,000 Public Records
• 2018-12-29 Sold (MLS) $294,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-10-05 Price Changed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2018-09-28 Price Changed $309,999 OneKey® MLS as Distributed by MLS Grid
• 2018-09-25 Price Changed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-07 Price Changed $309,999 OneKey® MLS as Distributed by MLS Grid
• 2018-08-14 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-06-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-06-06 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-31 Price Changed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-20 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-20 Price Changed $350 OneKey® MLS as Distributed by MLS Grid
• 2018-02-26 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-12 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2009-12-09 Delisted — HGMLS
• 2009-09-28 Contingent — HGMLS
• 2009-09-22 Relisted — HGMLS
• 2009-08-18 Contingent — HGMLS
• 2009-07-27 Price Changed — HGMLS
• 2009-06-08 Listed — HGMLS
• 2007-11-03 Delisted — HGMLS
• 2006-11-01 Listed — HGMLS
• 2006-08-10 Delisted — HGMLS
• 2006-02-10 Listed — HGMLS
• 2005-11-02 Sold (Public Records) $290,000 Public Records
• 2004-02-12 Sold (MLS) $290,000 HGMLS
• 2003-09-06 Delisted — HGMLS
• 2003-07-31 Price Changed $305,000 HGMLS
• 2003-07-31 Delisted — HGMLS
• 2003-06-11 Listed $290,000 HGMLS
• 2003-03-07 Listed — HGMLS
• 2002-11-04 Sold (Public Records) $259,000 Public Records
• 2002-09-20 Sold (MLS) $259,000 HGMLS
• 2002-07-12 Delisted — HGMLS
• 2002-06-18 Listed $259,000 HGMLS
• 2001-03-02 Sold (Public Records) $120,000 Public Records
• 2000-11-21 Sold (MLS) $115,000 HGMLS
• 2000-07-07 Delisted — HGMLS
• 2000-05-30 Listed $115,000 HGMLS
• 1998-02-04 Sold (Public Records) $82,000 Public Records
• 1996-10-31 Listed — HGMLS
• 1995-03-05 Listed — HGMLS

Property tax history

+3.1%/yr

Latest (2025): $16,043 · -1.1% YoY. Source: county tax records.