77 Cleveland St · Valhalla, NY 10595

$450,000

4 bd · 1.0 ba · 1,542 sqft · SingleFamily public records · 57 Days on market

Built 1883 9,583 sqft lot $292/sqft · 47% below area Est $851k · 47% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• Schools +6.2/10.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible Opportunity! Unbelievable Price! Priced Low & Firm for your Pre-Approved or Cash Buyer Who Wants A Great Deal On This Potential-Packed Home in a Wonderful Neighborhood!! Just 0.4 Miles from the Valhalla Train Station (45min to Grand Central)! Hurry It Won't Last Long So Do Your Your Buyer a Favor And Write A Squeaky Full Offer Today! Don't Miss This Golden Opportunity For a Fantastic DEAL In this Prime Westchester Location!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1883

Tags

• PRIME WESTCHESTER LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $436k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.8% in Valhalla — 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 63/100 on livability (#795 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: amenities F, cost of living F, health & safety F.
• Valhalla Union Free School District (suburban): math 68% / reading 66% proficiency, ranked #119 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $14k 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 57 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1883 — 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 $436,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $851,334
• List price: $450,000
• Delta: -47.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Prospect Ave	0.09mi	3/2.0 (-1)	1,501 (-3%)	12mo	$686,000	$457	72
7 E Elm St E	0.44mi	4/1.0	1,575 (+2%)	12mo	$732,500	$465	66
22 Livingston Ave	0.40mi	3/2.0 (-1)	1,500 (-3%)	10mo	$772,500	$515	59
26 E Oxford St	0.28mi	3/2.5 (-1)	1,642 (+6%)	13mo	$785,000	$478	54
11 Cedar St	0.14mi	4/3.0	1,728 (+12%)	14mo	$685,000	$396	54
6 Clinton St	0.40mi	3/1.5 (-1)	1,695 (+10%)	6mo	$661,000	$390	52
40 Mckinley Ave	0.60mi	3/1.0 (-1)	1,447 (-6%)	10mo	$549,222	$380	48
5 E Maple St	0.52mi	4/2.0	1,459 (-5%)	19mo	$625,125	$428	46
15 Shelley Ave	0.54mi	4/2.0	1,373 (-11%)	12mo	$761,000	$554	43
21 Pamela Ln	0.65mi	3/1.5 (-1)	1,700 (+10%)	8mo	$730,000	$429	39
4 Pamela Ln	0.74mi	3/1.5 (-1)	1,625 (+5%)	16mo	$710,000	$437	36
35 Livingston Ave	0.42mi	3/1.5 (-1)	1,762 (+14%)	16mo	$875,000	$497	36

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-47,392
• Equity at exit: $67,096

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-8,106
• Equity at exit: $38,908

Cash invested: $126,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $4,518 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$623 /mo · $7,473/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$949
• Net cashflow: $399

Break-even live

Break-even rent $4,013

Max offer price $450,000

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Custis Ave Unit 2nd floor White Plains, NY	3.0	1.0	1100	$3,500	$3.18	43d	1	0.97mi
45 Washington Ave White Plains, NY	3.0	2.0	1319	$5,500	$4.17	6d	1	1.11mi
5 Church St N White Plains, NY	3.0	1.5	1238	$4,500	$3.63	15d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $450,000 Active 57 DOM
2. 2026-06-17
   days on market $450,000 Active 56 DOM
3. 2026-06-16
   days on market $450,000 Active 55 DOM
4. 2026-06-15
   days on market $450,000 Active 54 DOM
5. 2026-06-13
   days on market $450,000 Active 52 DOM
6. 2026-06-09
   days on market $450,000 Active 48 DOM
7. 2026-06-08
   days on market $450,000 Active 47 DOM
8. 2026-06-07
   days on market $450,000 Active 46 DOM
9. 2026-06-04
   days on market $450,000 Active 43 DOM
10. 2026-06-03
    days on market $450,000 Active 42 DOM
11. 2026-06-02
    days on market $450,000 Active 41 DOM
12. 2026-06-01
    days on market $450,000 Active 40 DOM
13. 2026-05-31
    days on market $450,000 Active 39 DOM
14. 2026-05-19
    status Active 442-char remark

    Show marketing remark (442 chars)

    Incredible Opportunity! Unbelievable Price! Priced Low & Firm for your Pre-Approved or Cash Buyer Who Wants A Great Deal On This Potential-Packed Home in a Wonderful Neighborhood!! Just 0.4 Miles from the Valhalla Train Station (45min to Grand Central)! Hurry It Won't Last Long So Do Your Your Buyer a Favor And Write A Squeaky Full Offer Today! Don't Miss This Golden Opportunity For a Fantastic DEAL In this Prime Westchester Location!

15. 2026-04-14
    listed $450,000 Active 442-char remark

    Show marketing remark (442 chars)

    Incredible Opportunity! Unbelievable Price! Priced Low & Firm for your Pre-Approved or Cash Buyer Who Wants A Great Deal On This Potential-Packed Home in a Wonderful Neighborhood!! Just 0.4 Miles from the Valhalla Train Station (45min to Grand Central)! Hurry It Won't Last Long So Do Your Your Buyer a Favor And Write A Squeaky Full Offer Today! Don't Miss This Golden Opportunity For a Fantastic DEAL In this Prime Westchester Location!

ⓘ 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: $7,473 · $623/mo
• Projected year-2 tax: $7,539 · $628/mo
• Expected delta: +$66/yr (+$6/mo · 0.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $54,216
• − Mortgage interest: −$25,207
• − Property taxes: −$7,473
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,337
• − Management: −$4,337
• − Depreciation: −$13,091
• Taxable loss: −$2,479
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $5,385/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: Valhalla Union Free School District
• NCES district ID: 3629400
• Math proficiency: 68% ▲ 3.00%
• Reading proficiency: 66% ▲ 7.00%
• Median HH income: $106,068
• Composite: 62.26/100
• National rank: #699
• State rank: #119 of 590 in NY

Livability — Valhalla

• Score: 63/100
• State rank: #795
• US rank: #15361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valhalla, NY
• City population: 7,180
• 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

2 events — show timeline

• 2026-05-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $450,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $7,473 · +5.1% YoY. Source: county tax records.