16 Primrose St · Katonah, NY 10536

$699,000

4 bd · 3.0 ba · 2,976 sqft · SingleFamily public records · 11 Days on market

Built 1954 5.08 ac lot $235/sqft · 37% below area Est $958k · 27% under ↓ 18% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 16 Primrose Street, Large expanded Brick Cape Cod offering over 2,500 sq ft with 4 bedrooms and 3 full baths set on just over 5 beautiful acres in the highly desirable Somers School District. Surrounded by mature trees and natural landscape, this property offers privacy, space, and a peaceful setting while still being conveniently located near everyday amenities. The home offers 4 bedrooms and 3 full bathrooms, providing exceptional flexibility for extended family, work-from-home needs, or guest accommodations. The main level features comfortable living spaces filled with natural light and a functional layout ideal for both everyday living and entertaining. Upstairs features 2 be

Key facts

• Privacy
• Flex space
• Natural landscape

Tags

• EXPANDED BRICK CAPE COD
• 5 BEAUTIFUL ACRES
• MATURE TREES
• NATURAL LANDSCAPE
• PRIVACY
• FLEX SPACE

Property features AI

Exterior

• Parking: Attached garage and driveway; One garage space; No carport
• Utilities: Septic tank; Electricity connected; Propane
• Home design: Single family residence; Living and building area reported from public records
• Construction: Built with block and brick construction
• Exterior features: Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Finished full basement with storage space and walk-out access; 10 total rooms
• Laundry & utility: Basement utility/storage area

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 $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $699k).

Location & tenants

• Location reads 73/100 on livability (#323 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A-; Watch: amenities F, cost of living F, health & safety 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; 2 comparable units currently listed for rent nearby; 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $699,000

Questions for the listing agent

1. Built in 1954 — 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: 1.33% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $957,931
• List price: $699,000
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Route 100	0.47mi	4/2.5	2,696 (-9%)	6mo	$875,000	$325	56
14 Parent Rd	0.69mi	3/2.5 (-1)	2,896 (-3%)	10mo	$1,395,000	$482	48
16 Young Rd	0.72mi	4/3.0	2,586 (-13%)	2mo	$1,030,000	$398	43

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $78,885
• Equity at exit: $104,223

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $315,603
• Equity at exit: $60,437

Cash invested: $195,720 (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 10536

• Home prices YoY: -26.6%
• Active inventory: 67
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $9,267 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$344 /mo · $4,129/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,946
• Net cashflow: $3,020

Break-even live

Break-even rent $5,444

Max offer price $699,000

Occupancy floor 62%

Sensitivity live

Price	-10% $3,416	-5% $3,218	+0% $3,020	+5% $2,822	+10% $2,624
Rent	-10% $2,288	-5% $2,654	+0% $3,020	+5% $3,386	+10% $3,752
Rate	-1.0pp $3,372	-0.5pp $3,198	base $3,020	+0.5pp $2,839	+1.0pp $2,654

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Primrose St Katonah, NY	4.0	3.5	3436	$9,700	$2.82	12d	1	0.10mi
21 Young Rd Katonah, NY	3.0	2.5	2182	$6,000	$2.75	4d	1	0.65mi

Listing history 18 events

1. 2026-06-21
   days on market $699,000 Active 11 DOM
2. 2026-06-18
   days on market $699,000 Active 8 DOM
3. 2026-06-17
   days on market $699,000 Active 7 DOM
4. 2026-06-16
   days on market $699,000 Active 6 DOM
5. 2026-06-15
   days on market $699,000 Active 5 DOM
6. 2026-06-13
   pricedays on marketlisting id $699,000 Active 3 DOM
7. 2026-06-09
   days on market $759,000 Active 92 DOM
8. 2026-06-08
   days on market $759,000 Active 91 DOM
9. 2026-06-07
   days on market $759,000 Active 90 DOM
10. 2026-06-04
    days on market $759,000 Active 87 DOM
11. 2026-06-03
    days on market $759,000 Active 86 DOM
12. 2026-06-02
    days on market $759,000 Active 85 DOM
13. 2026-06-01
    days on market $759,000 Active 84 DOM
14. 2026-05-31
    days on market $759,000 Active 83 DOM
15. 2026-05-15
    price $759,000 1384-char remark
16. 2026-04-09
    price $799,000 1384-char remark
17. 2026-03-10
    listed $849,000 Active 1384-char remark
18. 2026-03-05
    historical $849,000 1384-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: $4,129 · $344/mo
• Projected year-2 tax: $7,971 · $664/mo
• Expected delta: +$3,842/yr (+$320/mo · 93.1%)

ⓘ 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: $111,203
• − Mortgage interest: −$39,155
• − Property taxes: −$4,129
• − Insurance: −$3,495
• − Repairs & maintenance: −$8,896
• − Management: −$8,896
• − Depreciation: −$20,335
• Taxable income: $26,297
• Est. tax owed @ 24.0%: −$6,311
• After-tax cash flow: $29,927/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 — Katonah

• Score: 73/100
• State rank: #323
• US rank: #5317

Category grades

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

-17.7% since first listed

6 events — show timeline

• 2026-06-10 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $759,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Coming Soon — OneKey® MLS as Distributed by MLS Grid

Property tax history

-21.3%/yr

Latest (2025): $4,129 · -78.7% YoY. Source: county tax records.