2409 Villa At The Woods · Peekskill, NY 10566

$265,000

None bd · 1.0 ba · 700 sqft · Townhouse · 148 Days on market

Built 1942 436 sqft lot $379/sqft · 13% above area Est $235k · 13% over $479/mo HOA · 21% of rent

---

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).

• Cash flow +6.7/30.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated Unit with an expert eye for detail. Brand New Bath, fixtures are from Anthropology home, Beautiful Kitchen with Granite Counters. Enormous windows that let in lots of natural light and warmth. Condo is brick and mortar construction, 12 foot ceilings, loft, cedar closet upstairs, California closets downstairs, Low Taxes. HOA includes Heat, Water, AC, Snow Plowing, Landscaping. 1 parking spot is included. Open Floor Plan w. Great flow for entertaining. On site laundry rooms, elevators throughout the complex. Well maintained, safe, quite w. Views. Minutes driving to New York Presbyterian Hospital, Hudson River Front, West Point, Train Station- Hudson Line - 1 hour to Grand Central Station several restaurants, coffee shops, fun downtown area, Paramount center for the arts, weekly farmer’s markets and tons of shopping. Close to the riverfront. Beautifully landscaped property, immaculately maintained building. Virtual tour available.

Key facts

• $479 HOA
• Built 1942
• Listed 147 days

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-425 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (13.8% below list).
• Recommended offer: $190k (28.3% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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: schools C-, 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.
• Market conditions: Rents flat; 117 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% 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 $2k of loan paydown is wiped out by about $8k 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 148 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $224k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,000 (28.3% 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 148 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 9.7

CMA / ARV

• ARV (median comp): $234,937
• List price: $265,000
• Delta: 12.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6102 Villa At The Woods	0.05mi	1/1.0	750 (+7%)	3mo	$233,000	$311	84
1840 Crompond Rd Unit 7B8	0.38mi	1/1.0	700 (0%)	1mo	$120,000	$171	82
150 Overlook Ave Unit 7F	0.48mi	1/1.0	700 (0%)	5mo	$150,000	$214	73
150 Overlook Ave Unit 7A	0.50mi	1/1.0	700 (0%)	5mo	$145,000	$207	72
1879 Crompond Rd Unit G-10	0.35mi	1/1.0	750 (+7%)	2mo	$130,000	$173	70
1879 Crompond Rd Unit F13	0.37mi	1/1.0	750 (+7%)	2mo	$165,000	$220	69
1879 Crompond Rd Unit F-15	0.35mi	1/1.0	750 (+7%)	4mo	$144,000	$192	68
1840 Crompond Rd Unit 7B3	0.38mi	1/1.0	750 (+7%)	4mo	$132,500	$177	67
150 Overlook Ave Unit 1S	0.50mi	1/1.0	775 (+11%)	2mo	$180,000	$232	57
4 Rolling Way Unit D	0.72mi	1/1.0	750 (+7%)	3mo	$229,000	$305	52
5 Rolling Way Unit K	0.73mi	1/1.0	750 (+7%)	3mo	$255,000	$340	51
150 Overlook Ave Unit 6T	0.50mi	1/1.0	803 (+15%)	6mo	$175,000	$218	47

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -32.2%
• Equity multiple: -0.03×
• Total profit: $-76,136
• Equity at exit: $39,512

10-year hold

• IRR: -64.5%
• Equity multiple: -0.68×
• Total profit: $-124,905
• Equity at exit: $22,912

Cash invested: $74,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$250 /mo · $2,997/yr
• Insurance: −$110
• HOA: −$479
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-425

Break-even live

Break-even rent $2,821

Max offer price $190,000

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	43d	1	0.08mi
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	15d	1	0.54mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$3,038	$3.56	1d	5	0.62mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	20d	1	0.81mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	19d	1	0.85mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	43d	1	0.85mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,795	$3.19	1d	3	1.27mi
207 Chateau Rive #207 Peekskill, NY	1.0	1.0	600	$2,295	$3.83	19d	1	1.42mi
305 Chateau Rive Peekskill, NY	1.0	1.5	600	$2,295	$3.83	1d	1	1.44mi
403 Chateau Rive Unit 403 Peekskill, NY	1.0	1.0	500	$2,295	$4.59	43d	1	1.46mi
304 Chateau Rive Unit 304 Peekskill, NY	1.0	1.5	700	$2,600	$3.71	1d	1	1.48mi

HOA detail

• Monthly dues: $479 · $5,748/yr
• Likely covers: waterlandscapingsnow removal

Listing history 26 events

1. 2026-06-18
   days on market $265,000 Active 148 DOM
2. 2026-06-17
   days on market $265,000 Active 147 DOM
3. 2026-06-16
   days on market $265,000 Active 146 DOM
4. 2026-06-15
   days on market $265,000 Active 145 DOM
5. 2026-06-13
   days on market $265,000 Active 143 DOM
6. 2026-06-09
   days on market $265,000 Active 139 DOM
7. 2026-06-08
   days on market $265,000 Active 138 DOM
8. 2026-06-07
   days on market $265,000 Active 137 DOM
9. 2026-06-04
   days on market $265,000 Active 134 DOM
10. 2026-06-03
    days on market $265,000 Active 133 DOM
11. 2026-06-02
    days on market $265,000 Active 132 DOM
12. 2026-06-01
    days on market $265,000 Active 131 DOM
13. 2026-05-31
    days on market $265,000 Active 130 DOM
14. 2026-01-21
    listed $265,000 Active 957-char remark

    Show marketing remark (957 chars)

    Renovated Unit with an expert eye for detail. Brand New Bath, fixtures are from Anthropology home, Beautiful Kitchen with Granite Counters. Enormous windows that let in lots of natural light and warmth. Condo is brick and mortar construction, 12 foot ceilings, loft, cedar closet upstairs, California closets downstairs, Low Taxes. HOA includes Heat, Water, AC, Snow Plowing, Landscaping. 1 parking spot is included. Open Floor Plan w. Great flow for entertaining. On site laundry rooms, elevators throughout the complex. Well maintained, safe, quite w. Views. Minutes driving to New York Presbyterian Hospital, Hudson River Front, West Point, Train Station- Hudson Line - 1 hour to Grand Central Station several restaurants, coffee shops, fun downtown area, Paramount center for the arts, weekly farmer’s markets and tons of shopping. Close to the riverfront. Beautifully landscaped property, immaculately maintained building. Virtual tour available.

15. 2024-11-26
    historical $2,500
16. 2024-10-09
    listed $2,500
17. 2023-05-01
    soldstatus $224,000
18. 2023-04-26
    soldstatus $224,000 Closed 835-char remark

    Show marketing remark (835 chars)

    Gorgeous Fully Renovated Unit, Brand New Bath, Beautiful Kitchen with Granite Counters. Enormous windows that let in lots of natural light. Low Taxes. HOA includes Heat, Water, AC, Snow Plowing, Landscaping. 1 parking spot is included. Open Floor Plan w. Great flow for entertaining. On site laundry rooms, elevators throughout the complex. Well maintained, safe, quite w. Views. Minutes driving to New York Presbyterian Hospital, Hudson River Front, West Point, Train Station- Hudson Line - 1 hour to Grand Central Station several restaurants, coffee shops, fun downtown area, Paramount center for the arts, weekly farmer’s markets and tons of shopping. Close to the riverfront. Beautifully landscaped property, immaculately maintained building. ACCEPTED OFFER. IN CONTRACT. Additional Information: HeatingFuel:Oil Above Ground,

19. 2023-04-06
    status Pending 835-char remark

    Show marketing remark (835 chars)

    Gorgeous Fully Renovated Unit, Brand New Bath, Beautiful Kitchen with Granite Counters. Enormous windows that let in lots of natural light. Low Taxes. HOA includes Heat, Water, AC, Snow Plowing, Landscaping. 1 parking spot is included. Open Floor Plan w. Great flow for entertaining. On site laundry rooms, elevators throughout the complex. Well maintained, safe, quite w. Views. Minutes driving to New York Presbyterian Hospital, Hudson River Front, West Point, Train Station- Hudson Line - 1 hour to Grand Central Station several restaurants, coffee shops, fun downtown area, Paramount center for the arts, weekly farmer’s markets and tons of shopping. Close to the riverfront. Beautifully landscaped property, immaculately maintained building. ACCEPTED OFFER. IN CONTRACT. Additional Information: HeatingFuel:Oil Above Ground,

20. 2023-03-01
    listed $230,000 Active 835-char remark

    Show marketing remark (835 chars)

    Gorgeous Fully Renovated Unit, Brand New Bath, Beautiful Kitchen with Granite Counters. Enormous windows that let in lots of natural light. Low Taxes. HOA includes Heat, Water, AC, Snow Plowing, Landscaping. 1 parking spot is included. Open Floor Plan w. Great flow for entertaining. On site laundry rooms, elevators throughout the complex. Well maintained, safe, quite w. Views. Minutes driving to New York Presbyterian Hospital, Hudson River Front, West Point, Train Station- Hudson Line - 1 hour to Grand Central Station several restaurants, coffee shops, fun downtown area, Paramount center for the arts, weekly farmer’s markets and tons of shopping. Close to the riverfront. Beautifully landscaped property, immaculately maintained building. ACCEPTED OFFER. IN CONTRACT. Additional Information: HeatingFuel:Oil Above Ground,

21. 2023-02-28
    historical
22. 2023-01-09
    price $239,000
23. 2022-12-31
    listed $245,000 Active
24. 2006-04-25
    soldstatus $153,500
25. 1993-09-27
    soldstatus $1,500,000
26. 1985-01-30
    soldstatus $1,500,000

ⓘ 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: $2,997 · $250/mo
• Projected year-2 tax: $3,738 · $311/mo
• Expected delta: +$741/yr (+$62/mo · 24.7%)

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

Taxation est. · year 1

• Rental income: $27,407
• − Mortgage interest: −$14,844
• − Property taxes: −$2,997
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$5,748
• − Depreciation: −$7,709
• Taxable loss: −$9,601
• Est. tax savings @ 24.0%: +$2,304
• After-tax cash flow: $-2,790/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

-82.3% since first listed

13 events — show timeline

• 2026-01-21 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-26 Rental Removed $2,500 ONEKEY
• 2024-10-09 Listed for Rent $2,500 ONEKEY
• 2023-05-01 Sold (Public Records) $224,000 Public Records
• 2023-04-26 Sold (MLS) $224,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-03-01 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-01-09 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-31 Listed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2006-04-25 Sold (Public Records) $153,500 Public Records
• 1993-09-27 Sold (Public Records) $1,500,000 Public Records
• 1985-01-30 Sold (Public Records) $1,500,000 Public Records

Property tax history

+30.5%/yr

Latest (2025): $2,997 · +1.4% YoY. Source: county tax records.