184 3rd St · Buchanan, NY 10511

$709,000

4 bd · 3.0 ba · 2,300 sqft · MultiFamily · 37 Days on market

Built 1951 0.34 ac lot $308/sqft · 33% below area Est $1059k · 33% under

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Why this score? — see what drove the F 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
• Schools +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• 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

Welcome to 184 3 St. Buchanan NY , This is a remarkable opportunity to acquire a well maintained 2 Family that lives like a Single Family with an accessory apartment. The main portion of the home is (1900 Sq ft ) 2 levels - 3 Bedrooms - 2 Full baths with a bonus room off the Kitchen . The apartment has a separate entrance and is 1 Bedroom, I Full bath 400 Sq Ft with a sun-room. The house is on a extra large partially fenced in lot with plenty of room for entertaining, the driveway Leads to a one car garage and can accommodate 4-5 cars.

Key facts

• Separate entrance
• Partially fenced lot
• Sun-room

Tags

• ACCESSORY APARTMENT
• SEPARATE ENTRANCE
• BONUS ROOM
• EXTRA LARGE LOT
• PARTIALLY FENCED LOT
• SUN-ROOM

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Garage plus total of 5 parking spaces; One garage space
• Utilities: Central Hudson electric service; Natural gas connected; Public water connected; Public sewer; Cable connected; Trash collection (public)
• Home design: Duplex; Measured building area (approx. 2300 total); Actual property condition
• Construction: Block and frame construction
• Exterior features: Partial perimeter fencing; Not waterfront

Interior

• Kitchen: Kitchen island; Breakfast bar; Eat-in kitchen; Open kitchen; Formal dining area
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Eat-in kitchen; Formal dining room; Kitchen island; Open kitchen
• Laundry & utility: Basement (partial, unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $709k.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (62.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (63.4% below list).
• Recommended offer: $260k (63.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#139 in NY, #2,170 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment 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.
• Zoned schools: Buchanan-Verplanck Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 291 students, 30% FRL); Blue Mountain Middle School (math 47% / reading 70%, grade B, #178 of 729 statewide, top 25%, 489 students, 31% FRL); Hendrick Hudson High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 727 students, 31% FRL).
• Market conditions: 20 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $21k 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 37 days — a 3% lower offer ($688k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $101k; list at $709k implies a 602% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $259,819 (63.4% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.37% ✗
• Cap rate: 2.05%
• Cash-on-cash: -15.15%
• DSCR: 0.33
• GRM: 22.7

CMA / ARV

• ARV (median comp): $1,058,891
• List price: $709,000
• Delta: -33.04%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Seward St	0.34mi	5/3.0 (+1)	2,428 (+6%)	4mo	$800,000	$329	67
151 Seward St	0.39mi	4/4.0	2,220 (-4%)	16mo	$842,800	$380	58

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: -45.5%
• Equity multiple: -0.38×
• Total profit: $-274,650
• Equity at exit: $105,714

10-year hold

• IRR: -84.2%
• Equity multiple: -1.24×
• Total profit: $-445,351
• Equity at exit: $61,301

Cash invested: $198,520 (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 10511

• Home prices YoY: -15.1%
• Active inventory: 20
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $2,598 medium
• Mortgage (P&I): −$3,718
• Tax from tax record: −$545 /mo · $6,538/yr
• Insurance: −$295
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-2,506

Break-even live

Break-even rent $5,770

Max offer price $266,354

Occupancy floor —

Sensitivity live

Price	-10% $-2,104	-5% $-2,305	+0% $-2,506	+5% $-2,706	+10% $-2,907
Rent	-10% $-2,711	-5% $-2,608	+0% $-2,506	+5% $-2,403	+10% $-2,300
Rate	-1.0pp $-2,149	-0.5pp $-2,325	base $-2,506	+0.5pp $-2,689	+1.0pp $-2,876

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: $177,250
• Closing costs: $21,270
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $709,000 Pending 37 DOM
2. 2026-06-17
   days on market $709,000 Active 37 DOM
3. 2026-06-16
   days on market $709,000 Active 36 DOM
4. 2026-06-15
   days on market $709,000 Active 35 DOM
5. 2026-06-13
   days on market $709,000 Active 33 DOM
6. 2026-06-13
   days on market $709,000 Active 32 DOM
7. 2026-06-09
   days on market $709,000 Active 29 DOM
8. 2026-06-08
   days on market $709,000 Active 28 DOM
9. 2026-06-07
   days on market $709,000 Active 27 DOM
10. 2026-06-04
    days on market $709,000 Active 24 DOM
11. 2026-06-03
    days on market $709,000 Active 23 DOM
12. 2026-06-02
    days on market $709,000 Active 22 DOM
13. 2026-06-01
    days on market $709,000 Active 21 DOM
14. 2026-05-31
    days on market $709,000 Active 20 DOM
15. 2026-05-11
    listed $709,000 Active 541-char remark
16. 1984-09-26
    soldstatus $101,000

ⓘ 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: $6,538 · $545/mo
• Projected year-2 tax: $9,260 · $772/mo
• Expected delta: +$2,722/yr (+$227/mo · 41.6%)

ⓘ 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 6/10 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,178
• − Mortgage interest: −$39,715
• − Property taxes: −$6,538
• − Insurance: −$3,545
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$20,625
• Taxable loss: −$44,233
• Est. tax savings @ 24.0%: +$10,616
• After-tax cash flow: $-19,453/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: 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 — Buchanan

• Score: 79/100
• State rank: #139
• US rank: #2170

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: Buchanan, NY
• City population: 2,296
• Population (ZIP): 2,296

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 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 17% Black 8% Asian 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Italian 4% Romanian 2% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 76% English-only · Spanish 12% Chinese 6% German/W. Germanic 2%

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: ▼ -40.72%
• Current HPI: 229.5204
• 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

+602.0% since first listed

3 events — show timeline

• 2026-06-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $709,000 OneKey® MLS as Distributed by MLS Grid
• 1984-09-26 Sold (Public Records) $101,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $6,538 · +3.8% YoY. Source: county tax records.