360 Hawley Rd · West Mountain, CT 10560

$699,000

4 bd · 3.0 ba · 2,100 sqft · SingleFamily · 10 Days on market

Built 1970 1.17 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A magical property overlooking scenic Crook Creek on one of North Salem's lovely, picturesque roads. An Incredible opportunity for a builder, or a DIY enthusiast! This comfortable ranch features a Great Room with fireplace, beamed ceiling, wood floors (under carpeting), a dining alcove, open kitchen and sliding doors to deck ~ take a look at the photos of this room both virtually staged and un-staged to appreciate the potential, just amazing! Three bedrooms, 2 baths (one ensuite in the primary) complete the main level. A mid-level room (office/den etc. ) transitions to the downstairs accessory apartment, laundry, storage and workroom. Bonus inclusions are a whole house hard-wired generator

Key facts

• Scenic crook creek
• Dining alcove
• Wood floors

Tags

• SCENIC CROOK CREEK
• GREAT ROOM
• BEAMED CEILING
• WOOD FLOORS
• DINING ALCOVE
• OPEN KITCHEN

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; One garage space; No carport
• Utilities: Electricity connected (NYSEG); Propane available; Water connected; Septic tank; Cable available; Phone available; Trash collection (private)
• Home design: Single family residence; Two levels
• Construction: Wood siding construction
• Exterior features: Wood siding; Not waterfront; Lot features: other / see remarks; Full, partially finished walk-out basement with storage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Open kitchen
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood; Wood; Carpet; Combination flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: First-floor bedroom and full bath; Beamed ceilings; Built-in features; Cathedral ceilings; Entrance foyer; In-law floorplan / master on main; Open floorplan with open kitchen; Primary bathroom; Storage; Deck
• Laundry & utility: Washer and dryer; Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $8k ($90k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $699k).
• Cap rate 19.3% vs local median 3.1% in West Mountain — 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.
• North Salem Central School District (rural): math 57% / reading 74% proficiency, ranked #125 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Pequenakonck Elementary School (math 47% / reading 72%, grade B-, #745 of 2,108 statewide, top 39%, 438 students, 16% FRL); North Salem Middle School/High School (math 67% / reading 78%, grade B+, #671 of 1,100 statewide, top 61%, 547 students, 20% FRL).
• Market conditions: 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $699,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.26% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.45%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 43.3%
• Equity multiple: 2.87×
• Total profit: $365,330
• Equity at exit: $104,223

10-year hold

• IRR: 49.3%
• Equity multiple: 5.78×
• Total profit: $935,288
• Equity at exit: $60,437

Cash invested: $195,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 10560

• Home prices YoY: -19.7%
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $15,793 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$943 /mo · $11,321/yr
• Insurance: −$291
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,316
• Net cashflow: $7,509

Break-even live

Break-even rent $6,287

Max offer price $699,000

Occupancy floor 47%

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Cove Rd South Salem, NY	3.0	2.0	1600	$18,000	$11.25	3d	1	1.04mi
34 Twin Lakes Rd South Salem, NY	3.0	2.0	1866	$15,000	$8.04	3d	1	1.32mi
49 Twin Lakes Rd South Salem, NY	3.0	3.0	2435	$14,000	$5.75	3d	1	1.42mi

Listing history 9 events

1. 2026-06-18
   days on market $699,000 Active 10 DOM
2. 2026-06-17
   days on market $699,000 Active 9 DOM
3. 2026-06-16
   days on market $699,000 Active 8 DOM
4. 2026-06-15
   days on market $699,000 Active 7 DOM
5. 2026-06-13
   days on market $699,000 Active 5 DOM
6. 2026-06-13
   days on market $699,000 Active 4 DOM
7. 2026-06-10
   days on market $699,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $699,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $11,321 · $943/mo
• Projected year-2 tax: $13,140 · $1,095/mo
• Expected delta: +$1,819/yr (+$152/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $189,510
• − Mortgage interest: −$39,155
• − Property taxes: −$11,321
• − Insurance: −$4,292
• − Repairs & maintenance: −$15,161
• − Management: −$15,161
• − Depreciation: −$20,335
• Taxable income: $84,086
• Est. tax owed @ 24.0%: −$20,181
• After-tax cash flow: $69,932/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: North Salem Central School District
• NCES district ID: 3621180
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 74% ▲ 9.00%
• Median HH income: $113,800
• Composite: 61.67/100
• National rank: #743
• State rank: #125 of 590 in NY

Livability — West Mountain

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

Census & demographics

• Population (ZIP): 4,914

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 6% Chinese 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: ▼ -47.90%
• Current HPI: 195.4268
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

1 event — show timeline

• 2026-05-18 Listed $699,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $11,321 · +2.5% YoY. Source: county tax records.