12 Greenwood Ln · Thornwood, NY 10595

$1,279,000

3 bd · 1.0 ba · 2,225 sqft · SingleFamily public records · 74 Days on market

Built 1955 0.58 ac lot Est $930k · 38% over

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Why this score? — see what drove the D 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 +18.3/30.0
• Schools +6.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained 3-bedroom, 2-bath ranch offers comfortable living with plenty of space for both everyday life and entertaining. The main level features a bright and inviting living room with a cozy fireplace, a formal dining room, and an eat-in kitchen with direct access to a Trex deck—perfect for outdoor dining and relaxing. The lower level expands your living space with a spacious family room, a home office, a full bathroom, a utility area, and ample storage, along with convenient access to the attached garage. Set on a level half-acre lot, the property boasts a private backyard with an in-ground pool—ideal for summer gatherings and outdoor enjoyment. Tucked away o

Key facts

• In-ground pool
• Quiet cul-de-sac
• Private backyard

Tags

• COZY FIREPLACE
• EAT-IN KITCHEN
• TREX DECK
• IN-GROUND POOL
• PRIVATE BACKYARD
• QUIET CUL-DE-SAC

Property features AI

Exterior

• Parking: Driveway; Garage (1-car)
• Utilities: Electric service by Con-Edison; Public sewer; Cable available; Electricity connected; Public trash collection
• Home design: Single family residence
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Patio; In-ground outdoor pool; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Ceramic tile; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Formal dining room; Washer/dryer hookup; Finished basement with storage space and walk-out access; Full attic
• Laundry & utility: Washer; Dryer; Laundry located in basement; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.28M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.28M).
• Recommended offer: $1.20M (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.7% in Thornwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#389 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.
• Mount Pleasant Central School District (suburban): math 62% / reading 65% proficiency, ranked #146 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Columbus Elementary School (math 65% / reading 66%, grade B+, #587 of 2,108 statewide, top 28%, 482 students, 10% FRL); Westlake Middle School (math 55% / reading 61%, grade B, #184 of 729 statewide, top 25%, 429 students, 14% FRL); Westlake High School (math 72% / reading 95%, grade A, #409 of 1,100 statewide, top 39%, 547 students, 19% FRL).
• Market conditions: 28 active listings in the ZIP; 1 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 $9k of loan paydown is wiped out by about $38k 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 74 days — a 6% lower offer ($1.20M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $350k; list at $1.28M implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,202,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $930,050
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Clover Rd	0.15mi	4/3.5 (+1)	2,240 (+1%)	19mo	$1,139,000	$508	61
14 Halsey Pl	0.22mi	3/2.0	1,906 (-14%)	4mo	$850,000	$446	59
56 Greenwood Ln	0.14mi	3/2.5	2,043 (-8%)	21mo	$833,500	$408	56
12 Heath Rd	0.36mi	4/2.0 (+1)	2,350 (+6%)	10mo	$989,000	$421	56
20 Lochland Rd	0.33mi	4/2.0 (+1)	2,033 (-9%)	12mo	$850,000	$418	51
130 E Stevens Ave	0.46mi	3/3.0	1,980 (-11%)	20mo	$757,500	$383	35
1 Rutledge Rd	0.54mi	3/2.0	1,895 (-15%)	18mo	$695,000	$367	31

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-131,630
• Equity at exit: $190,703

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-16,277
• Equity at exit: $110,585

Cash invested: $358,120 (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 10595

• Home prices YoY: -17.7%
• Active inventory: 28
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $12,999 medium
• Mortgage (P&I): −$6,707
• Tax from tax record: −$1,847 /mo · $22,166/yr
• Insurance: −$533
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $1,182

Break-even live

Break-even rent $11,503

Max offer price $1,279,000

Occupancy floor 86%

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: $319,750
• Closing costs: $38,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	44d	1	0.99mi

Listing history 5 events

1. 2026-06-02
   status $1,279,000 Pending 74 DOM
2. 2026-06-01
   days on market $1,279,000 Active 74 DOM
3. 2026-05-31
   days on market $1,279,000 Active 73 DOM
4. 2026-03-19
   listed $1,279,000 Active
5. 1988-02-03
   soldstatus $350,000

ⓘ 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: $22,166 · $1,847/mo
• Projected year-2 tax: $22,166 · $1,847/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $155,988
• − Mortgage interest: −$71,644
• − Property taxes: −$22,166
• − Insurance: −$6,395
• − Repairs & maintenance: −$12,479
• − Management: −$12,479
• − Depreciation: −$37,207
• Taxable loss: −$6,383
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $15,714/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: Mount Pleasant Central School District
• NCES district ID: 3620160
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $109,054
• Composite: 59.62/100
• National rank: #911
• State rank: #146 of 590 in NY

Livability — Thornwood

• Score: 71/100
• State rank: #389
• US rank: #6724

Category grades

Amenities F Commute F 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

• Population (ZIP): 7,180

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 13% Black 9% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Armenian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 73% English-only · Other Indo-European 9% Spanish 8% Russian/Polish/Slavic 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: ▼ -62.54%
• Current HPI: 290.8983
• 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

+265.4% since first listed

2 events — show timeline

• 2026-03-19 Listed $1,279,000 OneKey® MLS as Distributed by MLS Grid
• 1988-02-03 Sold (Public Records) $350,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $22,166 · -0.1% YoY. Source: county tax records.