193 Buckshollow Rd · Mahopac, NY 10541

$425,000

2 bd · 1.0 ba · 1,589 sqft · SingleFamily public records · 61 Days on market

Built 1920 0.25 ac lot $267/sqft · 25% below area Est $563k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Schools +5.9/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your charming Cape Cod style home nestled in the Hamlet of Mahopac NY. Strategic location in the heart of Mahopac. Walk to Lake, Bike Path, All stores and Restaurants. Enter your meticulously maintained and immaculate dream home through a gorgeous front door with an Oval Glass cutout that allows plenty of sunshine to stream in. This kitchen features tiled flooring for easy maintenance, oak cabinets, a ceiling fan, a beautiful window over the kitchen sink, excellent for ventilation, fantastic light to warm this gorgeous kitchen. Adjacent to the kitchen you will find an amazing laundry room replete with a gorgeous skylight to emit much light and warmth. Gleaming hardwood floors adorn the flooring of the entire living room and dining room. There is a beautiful sliding glass door that leads out to a large patio where perfection meets you in the backyard. This home is truly a one of kind as far as convenience, meticulously maintained, and strategic location make this a home for all seasons. The bedrooms are both upstairs with a full bath. Don't miss out on this amazing opportunity! Schedule your showing today!

Key facts

• Cape cod style home
• Oval glass cutout
• Gorgeous front door

Tags

• CAPE COD STYLE HOME
• STRATEGIC LOCATION
• WALK TO LAKE
• BIKE PATH
• GORGEOUS FRONT DOOR
• OVAL GLASS CUTOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (17.0% below list).
• Recommended offer: $353k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.3% in Mahopac — 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 67/100 on livability (#572 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: amenities F, commute F, cost of living F.
• Mahopac Central School District (suburban): math 61% / reading 65% proficiency, ranked #156 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 160 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 142 units permitted in Putnam County in 2024 (75 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 $13k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $425k implies a 962% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $352,883 (17.0% 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 61 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.83% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

• ARV (median comp): $563,111
• List price: $425,000
• Delta: -24.53%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Battista Dr	0.20mi	3/1.5 (+1)	1,536 (-3%)	6mo	$451,000	$294	73
17 Mary Ave	0.37mi	3/2.0 (+1)	1,576 (-1%)	2mo	$390,500	$248	71
4 Tulip Ct	0.17mi	3/2.0 (+1)	1,720 (+8%)	7mo	$655,000	$381	63
61 Ellen Ave	0.23mi	3/2.0 (+1)	1,741 (+10%)	8mo	$425,000	$244	58
65 Ellen Ave	0.22mi	3/2.0 (+1)	1,678 (+6%)	21mo	$585,000	$349	54
204 Dahlia Dr	0.42mi	3/2.5 (+1)	1,800 (+13%)	0mo	$715,000	$397	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-89,733
• Equity at exit: $63,369

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-104,548
• Equity at exit: $36,746

Cash invested: $119,000 (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 10541

• Home prices YoY: -25.8%
• Active inventory: 160
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,529 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$712 /mo · $8,545/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $-330

Break-even live

Break-even rent $3,947

Max offer price $366,674

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-210	+0% $-330	+5% $-450	+10% $-571
Rent	-10% $-609	-5% $-470	+0% $-330	+5% $-191	+10% $-51
Rate	-1.0pp $-116	-0.5pp $-222	base $-330	+0.5pp $-440	+1.0pp $-552

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Ellen Ave Mahopac, NY	3.0	3.5	1600	$3,700	$2.31	19d	1	0.30mi
25 W Branch Rd Mahopac, NY	2.0	1.5	1092	$3,600	$3.30	1d	1	0.54mi
174 Myrtle Ave Unit D Mahopac, NY	3.0	1.0	1100	$2,800	$2.55	3d	1	1.13mi
198 Myrtle Ave Carmel, NY	2.0	1.0	1180	$3,200	$2.71	14d	1	1.18mi

Listing history 14 events

1. 2026-06-15
   days on market $425,000 Active 61 DOM
2. 2026-06-13
   days on market $425,000 Active 59 DOM
3. 2026-06-12
   days on market $425,000 Active 58 DOM
4. 2026-06-09
   days on market $425,000 Active 55 DOM
5. 2026-06-08
   days on market $425,000 Active 54 DOM
6. 2026-06-07
   days on market $425,000 Active 53 DOM
7. 2026-06-07
   days on market $425,000 Active 52 DOM
8. 2026-06-04
   days on market $425,000 Active 49 DOM
9. 2026-06-02
   days on market $425,000 Active 48 DOM
10. 2026-06-01
    days on market $425,000 Active 47 DOM
11. 2026-05-31
    days on market $425,000 Active 46 DOM
12. 2026-04-09
    listed $425,000 Active 1140-char remark

    Show marketing remark (1140 chars)

    Welcome to your charming Cape Cod style home nestled in the Hamlet of Mahopac NY. Strategic location in the heart of Mahopac. Walk to Lake, Bike Path, All stores and Restaurants. Enter your meticulously maintained and immaculate dream home through a gorgeous front door with an Oval Glass cutout that allows plenty of sunshine to stream in. This kitchen features tiled flooring for easy maintenance, oak cabinets, a ceiling fan, a beautiful window over the kitchen sink, excellent for ventilation, fantastic light to warm this gorgeous kitchen. Adjacent to the kitchen you will find an amazing laundry room replete with a gorgeous skylight to emit much light and warmth. Gleaming hardwood floors adorn the flooring of the entire living room and dining room. There is a beautiful sliding glass door that leads out to a large patio where perfection meets you in the backyard. This home is truly a one of kind as far as convenience, meticulously maintained, and strategic location make this a home for all seasons. The bedrooms are both upstairs with a full bath. Don't miss out on this amazing opportunity! Schedule your showing today!

13. 1999-10-27
    soldstatus $40,000
14. 1980-11-15
    soldstatus $60,000

ⓘ 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: $8,545 · $712/mo
• Projected year-2 tax: $8,545 · $712/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,346
• − Mortgage interest: −$23,807
• − Property taxes: −$8,545
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,388
• − Management: −$3,388
• − Depreciation: −$12,364
• Taxable loss: −$11,270
• Est. tax savings @ 24.0%: +$2,705
• After-tax cash flow: $-1,257/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: Mahopac Central School District
• NCES district ID: 3618120
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $103,440
• Composite: 58.66/100
• National rank: #983
• State rank: #156 of 590 in NY

Livability — Mahopac

• Score: 67/100
• State rank: #572
• US rank: #10297

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

• Census place: Mahopac, NY
• City population: 26,137
• Population (ZIP): 26,137

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 5% Other Asian/Pacific 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.95%
• Current HPI: 253.3461
• 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

+608.3% since first listed

3 events — show timeline

• 2026-04-09 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 1999-10-27 Sold (Public Records) $40,000 Public Records
• 1980-11-15 Sold (Public Records) $60,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $8,545 · +0.1% YoY. Source: county tax records.