1840 Crompond Rd Unit 7A8 · Peekskill, NY 10566

$120,000

1 bd · 1.0 ba · 700 sqft · Condo · 14 Days on market

Built 1970

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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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Listing remarks MLS

Come see this Private One Bedroom End Unit in Stone Gate. This unit features a Large Eat-in kitchen that was just redone. New cabinets, counters, sink and faucets. Newer energy efficient appliances. Living room is open and roomy creating an aura of spaciousness. Large bathroom was also recently redone with new marble counters and fixtures. Unit faces the rear and has a nice quiet feel. Complex offers a large outdoor pool and is close to shops, hospital and public transportation.

Key facts

• Outdoor pool
• Waterfront parks
• On-site laundry

Tags

• OUTDOOR POOL
• ON-SITE LAUNDRY
• DEDICATED PARKING
• EASY ACCESS TO METRO-NORTH
• WATERFRONT PARKS

Property features AI

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Cable available and connected; Electricity available and connected; Natural gas available and connected; Phone available and connected; Sewer available and connected; Trash collection (public); Water available and connected
• Home design: Stock cooperative; Entry on level 1
• Construction: Frame construction
• Exterior features: Community fenced in-ground outdoor pool; Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 7.2% 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: Hillcrest School (math 24% / reading 37%, grade F, #1,684 of 2,108 statewide, top 80%, 560 students, 61% FRL); 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 61% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+18 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 30% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $51k; list at $120k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $120,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.43×
• Total profit: $-19,001
• Equity at exit: $17,892

10-year hold

• IRR: -24.5%
• Equity multiple: 0.10×
• Total profit: $-30,246
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA est. from 1 same-building comp: −$778
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $94

Break-even live

Break-even rent $2,035

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $177	-5% $136	+0% $94	+5% $53	+10% $11
Rent	-10% $-76	-5% $9	+0% $94	+5% $179	+10% $264
Rate	-1.0pp $155	-0.5pp $125	base $94	+0.5pp $63	+1.0pp $31

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	44d	1	0.31mi
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	16d	1	0.77mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$2,574	$3.02	2d	5	0.92mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	44d	1	0.94mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	19d	1	1.06mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	21d	1	1.12mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,299	$2.63	2d	3	1.39mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $120,000 Active 14 DOM
2. 2026-06-17
   days on market $120,000 Active 13 DOM
3. 2026-06-16
   days on market $120,000 Active 12 DOM
4. 2026-06-15
   days on market $120,000 Active 11 DOM
5. 2026-06-13
   days on market $120,000 Active 9 DOM
6. 2026-06-09
   days on market $120,000 Active 5 DOM
7. 2026-06-08
   days on market $120,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $120,000 Active 3 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $25,846
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$9,336
• − Depreciation: −$3,491
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,188/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

+96.7% since first listed

9 events — show timeline

• 2026-06-04 Listed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-26 Sold (MLS) $51,000 HGMLS
• 2016-05-26 Price Changed $51,000 HGMLS
• 2016-05-25 Sold (MLS) $51,000 OneKey® MLS as Distributed by MLS Grid
• 2016-03-29 Contingent — HGMLS
• 2016-03-29 Price Changed $61,000 HGMLS
• 2016-01-21 Price Changed $61,000 HGMLS
• 2015-11-18 Listed $65,000 HGMLS
• 2015-11-18 Listed $61,000 OneKey® MLS as Distributed by MLS Grid