79 Lake Ridge Cv · Lake Mohegan, NY 10547

$399,900

1 bd · 1.0 ba · — sqft · Condo · 24 Days on market

Built 1987

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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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1 bedroom apartment located on the 2nd floor in this complex. Freshly painted and carpeted. Unit is bright has a skylite in the living room. Entry foyer, Large living room with fireplace and Dining area both access the sliding glass door to a deck. The large bedroom with beautiful walk in closets, storage and view of the rear of the complex. The bathroom is spacious and full. Unit has laundry hook ups, own heating unit and is well laid out for entertainment. Community is fabulous and easily accessible to all amenities. This is a Fannie Mae Homepath property. Call today to make this home yours.

Key facts

• Move-in ready
• Community pool
• Convenient location

Tags

• MOVE-IN READY
• COMMUNITY POOL
• ASSIGNED PARKING SPACE
• UPPER-LEVEL UNIT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (40.1% below list).
• Recommended offer: $239k (40.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.3% in Lake Mohegan — 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 (#417 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Lakeland Central School District (suburban): math 60% / reading 70% proficiency, ranked #149 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: George Washington Elementary School (math 72% / reading 67%, grade A-, #447 of 2,108 statewide, top 24%, 410 students, 31% FRL); Lakeland-Copper Beech Middle School (math 38% / reading 66%, grade C+, #241 of 729 statewide, top 35%, 1,247 students, 29% FRL); Lakeland High School (math 94% / reading 77%, grade A, #366 of 1,100 statewide, top 33%, 942 students, 0% FRL).
• Market conditions: 28 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 24 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 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 $133k; list at $400k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $239,416 (40.1% 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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 13.9

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: -30.2%
• Equity multiple: 0.00×
• Total profit: $-111,897
• Equity at exit: $59,626

10-year hold

• IRR: -32.0%
• Equity multiple: -0.41×
• Total profit: $-158,209
• Equity at exit: $34,576

Cash invested: $111,972 (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 10547

• Home prices YoY: -25.6%
• Active inventory: 28
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$366 /mo · $4,396/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-739

Break-even live

Break-even rent $3,329

Max offer price $269,400

Occupancy floor —

Sensitivity live

Price	-10% $-512	-5% $-626	+0% $-739	+5% $-852	+10% $-965
Rent	-10% $-928	-5% $-833	+0% $-739	+5% $-644	+10% $-550
Rate	-1.0pp $-537	-0.5pp $-637	base $-739	+0.5pp $-842	+1.0pp $-948

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 E Main St Unit 5 Mohegan Lake, NY	1.0	1.0	515	$1,950	$3.79	12d	1	0.02mi
212 Old Farm Ln Mohegan Lake, NY	2.0	2.0	1350	$3,500	$2.59	0d	1	0.23mi
209 New Chalet Dr Mohegan Lake, NY	1.0–2.0	1.0–2.0	948	$2,855	$3.01	0d	10	0.38mi
3604 Lexington Ave Unit 5 Mohegan Lake, NY	—	1.0	400	$1,500	$3.75	12d	1	0.39mi
3604 Lexington Ave Unit 3 Mohegan Lake, NY	1.0	1.0	529	$1,900	$3.59	0d	1	0.39mi
3604 Lexington Ave Unit 2 Mohegan Lake, NY	2.0	2.0	950	$2,300	$2.42	0d	1	0.39mi
3180 Lincoln Dr Mohegan Lake, NY	2.0	1.0	1106	$3,300	$2.98	22d	1	0.69mi
3213 S Shelley St Mohegan Lake, NY	2.0	1.0	1000	$2,999	$3.00	45d	1	0.91mi
1225 E Main St Unit 4 Shrub Oak, NY	1.0	1.0	1000	$2,400	$2.40	0d	1	1.16mi
3538 James St Unit B Cottage Shrub Oak, NY	2.0	1.0	1000	$2,750	$2.75	45d	1	1.42mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $399,900 Active 24 DOM
2. 2026-06-18
   days on market $399,900 Active 21 DOM
3. 2026-06-17
   days on market $399,900 Active 20 DOM
4. 2026-06-16
   days on market $399,900 Active 19 DOM
5. 2026-06-15
   days on market $399,900 Active 18 DOM
6. 2026-06-13
   days on market $399,900 Active 16 DOM
7. 2026-06-09
   days on market $399,900 Active 12 DOM
8. 2026-06-08
   days on market $399,900 Active 11 DOM
9. 2026-06-07
   days on market $399,900 Active 10 DOM
10. 2026-06-04
    days on market $399,900 Active 7 DOM
11. 2026-06-03
    days on market $399,900 Active 6 DOM
12. 2026-06-02
    days on market $399,900 Active 5 DOM
13. 2026-06-01
    days on market $399,900 Active 4 DOM
14. 2026-05-31
    days on market $399,900 Active 3 DOM

ⓘ 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: $4,396 · $366/mo
• Projected year-2 tax: $5,577 · $465/mo
• Expected delta: +$1,181/yr (+$98/mo · 26.9%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $28,730
• − Mortgage interest: −$22,401
• − Property taxes: −$4,396
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$11,633
• Taxable loss: −$16,297
• Est. tax savings @ 24.0%: +$3,911
• After-tax cash flow: $-4,954/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: Lakeland Central School District
• NCES district ID: 3616620
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 70% ▲ 4.00%
• Median HH income: $91,965
• Composite: 59.2/100
• National rank: #944
• State rank: #149 of 590 in NY

Livability — Lake Mohegan

• Score: 71/100
• State rank: #417
• US rank: #7240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Mohegan, NY
• City population: 7,361
• Population (ZIP): 7,361

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 15% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica, Dominican Republic
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 1% Tagalog/Filipino 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: ▼ -78.19%
• Current HPI: 226.8344
• 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

+200.9% since first listed

6 events — show timeline

• 2026-05-29 Listed $399,900 FSBO.com
• 2015-05-13 Sold (MLS) $132,900 HGMLS
• 2015-05-12 Sold (MLS) $132,900 OneKey® MLS as Distributed by MLS Grid
• 2015-04-06 Contingent — HGMLS
• 2015-03-26 Listed $132,900 HGMLS
• 2015-03-26 Listed $132,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+15.0%/yr

Latest (2025): $4,396 · +1.3% YoY. Source: county tax records.