25 Stewart Pl #214 · Mount Kisco, NY 10549

$75,000

1 bd · 1.0 ba · 825 sqft · Condo · 16 Days on market

Built 1969 Fair condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Light and bright spacious one bedroom in Stewart Heights coop. Easy walk to town and Mt. Kisco Metro North, minutes to Saw Mill Pkwy. Loads of closet space and shared laundry just a few doors down the hall. Additional storage and bike room just off the lobby. No downstairs neighbor, hardwood floors under existing wall to wall carpet. Galley kitchen with full size refrigerator, gas stove, dishwasher, plenty of cabinet space with walk thru to dining area and large, bright living room. Heat and hot water included in monthly maintenance, as is basic cable. On site superintendent. Outdoor parking space(small monthly fee) guaranteed, waiting list for indoor space. This apartment has been well car

Key facts

• Parking
• Built 1969
• Listed 15 days

Property features AI

Finance

• HOA & community: Association managed by Westchester Mgmt Group; Building amenities include elevators and a live-in superintendent

Exterior

• Parking: One assigned parking space (parking fee applies)
• Utilities: Electric service by Con Edison; Public sewer (sewer connected)
• Home design: Stock cooperative; One level; Entry on level 2; Seven-story building
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (natural gas); Wall/window air conditioning units
• Interior features: First-floor bedroom; Double-pane windows; Bicycle room in building
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Mount Kisco Elementary School (math 31% / reading 42%, grade F, #1,560 of 2,108 statewide, top 74%, 521 students, 67% FRL); Fox Lane Middle School (math 42% / reading 55%, grade C-, #300 of 729 statewide, top 41%, 765 students, 38% FRL); Fox Lane High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 1,241 students, 36% FRL) — zoned schools average 47% FRL vs 10% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 7 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.19% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 2.6

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $12,703
• Equity at exit: $11,183

10-year hold

• IRR: 24.1%
• Equity multiple: 3.14×
• Total profit: $44,860
• Equity at exit: $6,485

Cash invested: $21,000 (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 10549

• Active inventory: 109
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA est. from 2 same-building comps: −$992
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $380

Break-even live

Break-even rent $1,912

Max offer price $75,000

Occupancy floor 79%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	43d	1	0.26mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	18d	1	0.33mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	1d	1	0.47mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	1d	1	0.84mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	10d	1	0.94mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	1d	1	1.17mi
3 New Castle Dr Mount Kisco, NY	2.0	1.0	640	$2,900	$4.53	44d	1	1.17mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $75,000 Active 16 DOM
2. 2026-06-17
   days on market $75,000 Active 15 DOM
3. 2026-06-16
   days on market $75,000 Active 14 DOM
4. 2026-06-15
   days on market $75,000 Active 13 DOM
5. 2026-06-13
   days on market $75,000 Active 11 DOM
6. 2026-06-13
   days on market $75,000 Active 10 DOM
7. 2026-06-10
   days on market $75,000 Active 8 DOM
8. 2026-06-09
   days on market $75,000 Active 7 DOM
9. 2026-06-08
   days on market $75,000 Active 6 DOM
10. 2026-06-07
    days on market $75,000 Active 5 DOM
11. 2026-06-05
    days on market $75,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $75,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $28,716
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$11,904
• − Depreciation: −$2,182
• Taxable income: $4,334
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $3,521/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.

Condition & rehab AI · 10 photos

Fair 45/100 Cosmetic rehab

This one-bedroom condo is in fair condition with cosmetic updates needed. Fresh paint and new flooring can significantly enhance its value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Flooring — Carpet appears worn in some areas

Value-add opportunities

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Flooring — New flooring can enhance the home's overall appearance and value
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers
• Resale Bathroom fixtures — Modernizing the bathroom can increase the home's appeal to potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Flooring · Carpet appears worn in some areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Flooring — New flooring can enhance the home's overall appearance and value ↑
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers ↑
• Resale Bathroom fixtures — Modernizing the bathroom can increase the home's appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $75,000 OneKey® MLS as Distributed by MLS Grid