10 Otha Dr · Lincolndale, NY 10536

$598,000

4 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 30 Days on market

Built 1958 1.90 ac lot $325/sqft · 33% below area Est $889k · 33% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +6.5/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of country serenity and everyday convenience with this 4-bedroom, 3-bath Cape Cod, ideally situated on a quiet cul-de-sac in Somers. Set on a spacious 1.9-acre lot. This home offers a peaceful, private setting with yard, garden & wooded privacy Inside, the home showcases rustic charm with wood flooring, warm wood accents, and a classic white brick fireplace anchoring the inviting living and dining areas—perfect for cozy evenings. The bright, eat-in kitchen is filled with natural light and opens directly to a spacious rear deck, creating an easy flow for indoor-outdoor living and entertaining. A standout feature is the thoughtfully designed 1985 additi

Key facts

• Yard garden
• Wooded privacy
• Spacious lot

Tags

• CUL-DE-SAC
• SPACIOUS LOT
• PRIVATE SETTING
• YARD GARDEN
• WOODED PRIVACY
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected (NYSEG); Septic tank sewer
• Home design: Single family residence
• Construction: Vinyl siding construction; Full unfinished walk-out basement
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom on first floor
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $598k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/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 $577k (3.6% below list).
• Recommended offer: $577k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#523 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: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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 30 days — a 2% lower offer ($589k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $576,675 (3.6% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.96% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $888,727
• List price: $598,000
• Delta: -32.71%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-39,867
• Equity at exit: $89,164

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $38,157
• Equity at exit: $51,704

Cash invested: $167,440 (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 10536

• Home prices YoY: -26.6%
• Active inventory: 67
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,767 medium
• Mortgage (P&I): −$3,136
• Tax from tax record: −$272 /mo · $3,262/yr
• Insurance: −$249
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,211
• Net cashflow: $899

Break-even live

Break-even rent $4,629

Max offer price $598,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,237	-5% $1,068	+0% $899	+5% $729	+10% $560
Rent	-10% $443	-5% $671	+0% $899	+5% $1,127	+10% $1,354
Rate	-1.0pp $1,200	-0.5pp $1,051	base $899	+0.5pp $744	+1.0pp $586

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: $149,500
• Closing costs: $17,940
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Young Rd Katonah, NY	3.0	2.5	2182	$6,000	$2.75	4d	1	0.95mi
74 Lake Rd Katonah, NY	3.0	3.0	1954	$5,650	$2.89	13d	1	1.44mi
9 Oak Ave Somers, NY	4.0	2.5	2600	$5,500	$2.12	45d	1	1.44mi

Listing history 1 events

1. 2026-04-29
   listed $598,000 Active 1386-char remark

ⓘ 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: $3,262 · $272/mo
• Projected year-2 tax: $6,684 · $557/mo
• Expected delta: +$3,422/yr (+$285/mo · 104.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $69,201
• − Mortgage interest: −$33,497
• − Property taxes: −$3,262
• − Insurance: −$2,990
• − Repairs & maintenance: −$5,536
• − Management: −$5,536
• − Depreciation: −$17,396
• Taxable income: $983
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $10,549/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 — Lincolndale

• Score: 68/100
• State rank: #523
• US rank: #9242

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

• Population (ZIP): 11,010

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -87.30%
• Current HPI: 240.9829
• 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

2 events — show timeline

• 2026-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $598,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.9%/yr

Latest (2025): $3,262 · -61.2% YoY. Source: county tax records.