77 Carpenter Ave Unit 3B · Mount Kisco, NY 10549

$164,000

1 bd · 1.0 ba · 750 sqft · Condo · 63 Days on market

Built 1969

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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 +10.2/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Tara Close complex, this bright one bedroom with a bonus room that may be used for a office/den/additional bedroom. A spacious living room open concept into the dining area with a nice Kitchen with new gas stove/oven. The primary bedroom features an large closet and lots of natural light. Laundry facilities are conveniently located on each floor, with larger machines available in the basement. Storage options are available, along with an additional area for bikes and strollers. The complex also features two elevators and convenient carts for use. Community amenities include an in-ground pool, picnic area, and a playground for leisurely enjoyment. Secured electronic entry provides residents with peace of mind. Located within walking distance to the Metro North Train Station, dining, shopping, boutiques, movie theater and easy access to major roadways. The perfect blend of comfort, convenience and community. Pool is under renovations for the 2026 season.

Key facts

• 2 parking spots
• Community pool
• Built 1969

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 2.5% in Mount Kisco — 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 66/100 on livability (#617 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+, housing B+; Watch: schools D-, amenities F, commute F.
• Bedford Central School District (rural): math 54% / reading 60% proficiency, ranked #211 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 109 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 63 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,160 (6.0% 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 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. 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: 1.44% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 5.8

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: -19.9%
• Equity multiple: 0.30×
• Total profit: $-31,957
• Equity at exit: $24,453

10-year hold

• IRR: -12.0%
• Equity multiple: 0.28×
• Total profit: $-33,246
• Equity at exit: $14,180

Cash invested: $45,920 (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 10549

• Active inventory: 109
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA est. from 1 same-building comp: −$828
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-93

Break-even live

Break-even rent $2,483

Max offer price $150,536

Occupancy floor 99%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	18d	1	0.09mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	1d	1	0.10mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	43d	1	0.26mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	10d	1	0.53mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	1d	1	0.75mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	1d	1	1.16mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-10
   days on market $164,000 Active 63 DOM
2. 2026-06-09
   days on market $164,000 Active 62 DOM
3. 2026-06-08
   days on market $164,000 Active 61 DOM
4. 2026-06-07
   days on market $164,000 Active 60 DOM
5. 2026-06-05
   days on market $164,000 Active 57 DOM
6. 2026-06-03
   days on market $164,000 Active 56 DOM
7. 2026-06-03
   days on market $164,000 Active 55 DOM
8. 2026-06-01
   days on market $164,000 Active 54 DOM
9. 2026-05-31
   days on market $164,000 Active 53 DOM
10. 2026-04-09
    listed $169,000 Active 983-char remark

    Show marketing remark (983 chars)

    Located in the Tara Close complex, this bright one bedroom with a bonus room that may be used for a office/den/additional bedroom. A spacious living room open concept into the dining area with a nice Kitchen with new gas stove/oven. The primary bedroom features an large closet and lots of natural light. Laundry facilities are conveniently located on each floor, with larger machines available in the basement. Storage options are available, along with an additional area for bikes and strollers. The complex also features two elevators and convenient carts for use. Community amenities include an in-ground pool, picnic area, and a playground for leisurely enjoyment. Secured electronic entry provides residents with peace of mind. Located within walking distance to the Metro North Train Station, dining, shopping, boutiques, movie theater and easy access to major roadways. The perfect blend of comfort, convenience and community. Pool is under renovations for the 2026 season.

11. 2026-04-05
    historical $169,000 983-char remark

    Show marketing remark (983 chars)

    Located in the Tara Close complex, this bright one bedroom with a bonus room that may be used for a office/den/additional bedroom. A spacious living room open concept into the dining area with a nice Kitchen with new gas stove/oven. The primary bedroom features an large closet and lots of natural light. Laundry facilities are conveniently located on each floor, with larger machines available in the basement. Storage options are available, along with an additional area for bikes and strollers. The complex also features two elevators and convenient carts for use. Community amenities include an in-ground pool, picnic area, and a playground for leisurely enjoyment. Secured electronic entry provides residents with peace of mind. Located within walking distance to the Metro North Train Station, dining, shopping, boutiques, movie theater and easy access to major roadways. The perfect blend of comfort, convenience and community. Pool is under renovations for the 2026 season.

12. 2014-01-27
    price $174,900 465-char remark

    Show marketing remark (465 chars)

    A True Gem. Totally Renovated, In Move In Condition. New Kitchen Cabinets & Appliances. Cozy Dining Area. Spacious Living Room Has Refinished Hardwood Floors. Bathroom Was Totally Gutted Out & Is All New And Tiled. Master Bedroom Closets & Numerous Other Closets In Entry Have Custom Built-in Organizers. Laundry On The Floor, Pool, Playground, Storage Room. A/C Unit In Mbr Excluded. Star Exemption, Not Reflected, Amounts To 1 Mo. Maint. Approx.

13. 2010-05-08
    historical
14. 2010-02-12
    price
15. 2009-12-02
    price
16. 2009-11-07
    listed Active
17. 2005-10-26
    soldstatus $175,000 465-char remark

    Show marketing remark (465 chars)

    A True Gem. Totally Renovated, In Move In Condition. New Kitchen Cabinets & Appliances. Cozy Dining Area. Spacious Living Room Has Refinished Hardwood Floors. Bathroom Was Totally Gutted Out & Is All New And Tiled. Master Bedroom Closets & Numerous Other Closets In Entry Have Custom Built-in Organizers. Laundry On The Floor, Pool, Playground, Storage Room. A/C Unit In Mbr Excluded. Star Exemption, Not Reflected, Amounts To 1 Mo. Maint. Approx.

18. 2005-07-22
    historical 465-char remark

    Show marketing remark (465 chars)

    A True Gem. Totally Renovated, In Move In Condition. New Kitchen Cabinets & Appliances. Cozy Dining Area. Spacious Living Room Has Refinished Hardwood Floors. Bathroom Was Totally Gutted Out & Is All New And Tiled. Master Bedroom Closets & Numerous Other Closets In Entry Have Custom Built-in Organizers. Laundry On The Floor, Pool, Playground, Storage Room. A/C Unit In Mbr Excluded. Star Exemption, Not Reflected, Amounts To 1 Mo. Maint. Approx.

19. 2005-07-02
    listed $175,000 465-char remark

    Show marketing remark (465 chars)

    A True Gem. Totally Renovated, In Move In Condition. New Kitchen Cabinets & Appliances. Cozy Dining Area. Spacious Living Room Has Refinished Hardwood Floors. Bathroom Was Totally Gutted Out & Is All New And Tiled. Master Bedroom Closets & Numerous Other Closets In Entry Have Custom Built-in Organizers. Laundry On The Floor, Pool, Playground, Storage Room. A/C Unit In Mbr Excluded. Star Exemption, Not Reflected, Amounts To 1 Mo. Maint. Approx.

20. 2000-02-29
    soldstatus $38,200
21. 1999-12-15
    price $39,500
22. 1999-12-15
    historical
23. 1999-11-06
    listed $38,200

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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: $28,380
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$9,936
• − Depreciation: −$4,771
• Taxable loss: −$3,335
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $-316/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: Bedford Central School District
• NCES district ID: 3619950
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $98,055
• Composite: 53.17/100
• National rank: #1508
• State rank: #211 of 590 in NY

Livability — Mount Kisco

• Score: 66/100
• State rank: #617
• US rank: #11203

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment A+ Housing B+ Health & safety B User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Kisco, NY
• County: Westchester County · 709,332 people
• City population: 16,135
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 16,135
• Household income: $133,988
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 368.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 24% Other Indo-European 4% 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: ▼ -371.21%
• Current HPI: 268.8086
• Rent YoY: —
• 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

+342.4% since first listed

14 events — show timeline

• 2026-04-09 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-05 Coming Soon $169,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $174,900 HGMLS
• 2010-05-08 Delisted — HGMLS
• 2010-02-12 Price Changed — HGMLS
• 2009-12-02 Price Changed — HGMLS
• 2009-11-07 Listed — HGMLS
• 2005-10-26 Sold (MLS) $175,000 HGMLS
• 2005-07-22 Delisted — HGMLS
• 2005-07-02 Listed $175,000 HGMLS
• 2000-02-29 Sold (MLS) $38,200 HGMLS
• 1999-12-15 Delisted — HGMLS
• 1999-12-15 Price Changed $39,500 HGMLS
• 1999-11-06 Listed $38,200 HGMLS