54 Lindbergh Ave · Rye, NY 10580

$1,799,000

3 bd · 2.5 ba · 2,148 sqft · SingleFamily · 47 Days on market

Built 1963 3,485 sqft lot $838/sqft · 18% below area Est $2184k · 18% under

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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).

• ARV discount +15.0/15.0
• Schools +8.6/10.0
• Appreciation +8.3/10.0
• Livability +3.5/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Tastefully renovated, turn-key Colonial offering modern design and located in the heart of Rye. This sun-filled home has been thoughtfully updated throughout, featuring clean lines, high-quality finishes and a layout designed for today’s lifestyle. A welcoming entry leads to bright, well-proportioned living spaces with hardwood flooring and an easy flow for everyday living. The chef-friendly kitchen is a standout, complete with custom cabinetry, center island, quartz counters and premium stainless-steel appliances, opening to the dining and main living areas for a true open-concept feel. The 2nd floor offers a primary bedroom w/stylishly updated ensuite bath with a sleek glass-enclosed shower and modern finishes, 2 add'l bedrooms and a well-appointed hall bath. Additional space for a playroom, home office or gym in the finished walk-out basement with tile floor and laundry room. The exterior is equally appealing, with classic Colonial lines, fresh siding, and a charming front entry. Ideally situated close to Rye’s award-winning schools, parks, beaches, train, and vibrant downtown, this home presents an exceptional opportunity to enjoy turnkey living in a prime location.

Key facts

• Custom cabinetry
• Quartz counters
• Modern design

Tags

• RENOVATED COLONIAL
• MODERN DESIGN
• CHEF-FRIENDLY KITCHEN
• CUSTOM CABINETRY
• CENTER ISLAND
• QUARTZ COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $-6k ($-70k/yr) — negative.
• To cash-flow at today's rent, offer at most $774k (57.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $713k (60.4% below list).
• Recommended offer: $713k (60.4% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 1.5% in Rye — 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 70/100 on livability (#431 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Rye City School District (suburban): math 89% / reading 93% proficiency, ranked #4 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Milton School (math 95% / reading 95%, grade A+, #5 of 2,108 statewide, top 0%, 349 students, 0% FRL); Rye Middle School (math 77% / reading 92%, grade A+, #13 of 729 statewide, top 2%, 685 students, 0% FRL); Rye High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 903 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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

• In year one you build about $132k of equity ($12k loan paydown + $120k appreciation (6.6% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$211k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $895k; list at $1.80M implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $712,589 (60.4% 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 47 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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: 0.40% ✗
• Cap rate: 2.47%
• Cash-on-cash: -13.66%
• DSCR: 0.39
• GRM: 21.0

CMA / ARV

• ARV (median comp): $2,183,647
• List price: $1,799,000
• Delta: -17.61%
• 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
306 Oakland Beach Ave	0.35mi	3/2.5	2,160 (+1%)	11mo	$1,214,000	$562	74
5 White Birch Dr	0.08mi	4/3.0 (+1)	2,394 (+12%)	13mo	$2,500,000	$1,044	59
3 Ormond Pl	0.46mi	3/2.0	2,268 (+6%)	13mo	$2,075,000	$915	56
5 1/2 Oakwood Ave	0.65mi	4/2.0 (+1)	2,100 (-2%)	4mo	$1,100,000	$524	56
33 Oakwood Ave	0.64mi	4/2.5 (+1)	2,193 (+2%)	16mo	$2,112,500	$963	49
7 Drake Ave	0.52mi	4/3.5 (+1)	2,305 (+7%)	10mo	$1,737,500	$754	46
60 Franklin Ave	0.50mi	4/3.5 (+1)	2,280 (+6%)	14mo	$1,725,000	$757	46
5 Redfield St	0.72mi	3/1.5	2,006 (-7%)	8mo	$1,675,000	$835	45
22 Brookdale Pl	0.69mi	4/2.5 (+1)	1,902 (-12%)	1mo	$1,800,000	$946	43
473 Park Ave	0.48mi	4/3.0 (+1)	2,389 (+11%)	12mo	$2,060,000	$862	42
32 Ridgeland Ter	0.71mi	4/2.0 (+1)	1,978 (-8%)	8mo	$1,104,000	$558	40
56 Hughes Ave	0.60mi	4/2.5 (+1)	1,915 (-11%)	12mo	$2,027,000	$1,058	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.43×
• Total profit: $218,801
• Equity at exit: $1,204,799

10-year hold

• IRR: 8.2%
• Equity multiple: 2.82×
• Total profit: $916,334
• Equity at exit: $2,251,636

Cash invested: $503,720 (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 10580

• Home prices YoY: 2.1%
• Active inventory: 121
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $7,126 high
• Mortgage (P&I): −$9,434
• Tax from tax record: −$1,181 /mo · $14,177/yr
• Insurance: −$750
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,496
• Net cashflow: $-5,802

Break-even live

Break-even rent $14,470

Max offer price $774,017

Occupancy floor —

Sensitivity live

Price	-10% $-4,784	-5% $-5,293	+0% $-5,802	+5% $-6,311	+10% $-6,821
Rent	-10% $-6,365	-5% $-6,084	+0% $-5,802	+5% $-5,521	+10% $-5,239
Rate	-1.0pp $-4,896	-0.5pp $-5,345	base $-5,802	+0.5pp $-6,268	+1.0pp $-6,743

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: $449,750
• Closing costs: $53,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Fenton St Rye, NY	3.0	2.0	1428	$8,800	$6.16	18d	1	0.63mi
9 Marlene Ct Rye, NY	4.0	3.0	1750	$10,500	$6.00	9d	1	1.00mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,000	$4.48	0d	1	1.04mi
8 Davenport St Harrison, NY	3.0	2.0	1700	$5,000	$2.94	4d	1	1.07mi
317 Hornidge Rd Mamaroneck, NY	4.0	2.0	1600	$5,500	$3.44	18d	1	1.20mi
69 Oak St Unit B Harrison, NY	3.0	3.5	2100	$7,000	$3.33	0d	1	1.21mi
124 Maple Ave Rye, NY	3.0	2.5	2615	$9,000	$3.44	5d	1	1.31mi
52 Nelson Ave Unit 2 Harrison, NY	3.0	1.5	1450	$4,000	$2.76	20d	1	1.36mi
8 Marion Ave #6 Harrison, NY	3.0	2.5	1420	$6,400	$4.51	6d	1	1.37mi
94 Thatcher Ave Harrison, NY	4.0	3.5	2600	$8,250	$3.17	0d	1	1.37mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$4,595	$3.48	0d	1	1.41mi
69 Ellsworth Ave Harrison, NY	3.0	2.5	2000	$6,500	$3.25	45d	1	1.46mi
14 Fremont St Unit 1 Harrison, NY	3.0	2.0	1500	$4,300	$2.87	9d	1	1.47mi
228 Central Ave Rye, NY	4.0	3.5	2466	$10,000	$4.06	0d	1	1.48mi
228 Central Ave Rye, NY	4.0	3.5	2466	$11,000	$4.46	12d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   status $1,799,000 Pending 47 DOM
2. 2026-06-03
   days on market $1,799,000 Active 47 DOM
3. 2026-06-02
   days on market $1,799,000 Active 46 DOM
4. 2026-06-01
   days on market $1,799,000 Active 45 DOM
5. 2026-05-31
   days on market $1,799,000 Active 44 DOM
6. 2026-04-17
   listed $1,799,000 Active 1200-char remark

   Show marketing remark (1200 chars)

   Tastefully renovated, turn-key Colonial offering modern design and located in the heart of Rye. This sun-filled home has been thoughtfully updated throughout, featuring clean lines, high-quality finishes and a layout designed for today’s lifestyle. A welcoming entry leads to bright, well-proportioned living spaces with hardwood flooring and an easy flow for everyday living. The chef-friendly kitchen is a standout, complete with custom cabinetry, center island, quartz counters and premium stainless-steel appliances, opening to the dining and main living areas for a true open-concept feel. The 2nd floor offers a primary bedroom w/stylishly updated ensuite bath with a sleek glass-enclosed shower and modern finishes, 2 add'l bedrooms and a well-appointed hall bath. Additional space for a playroom, home office or gym in the finished walk-out basement with tile floor and laundry room. The exterior is equally appealing, with classic Colonial lines, fresh siding, and a charming front entry. Ideally situated close to Rye’s award-winning schools, parks, beaches, train, and vibrant downtown, this home presents an exceptional opportunity to enjoy turnkey living in a prime location.

7. 2026-03-23
   historical
8. 2026-02-23
   price $1,899,000
9. 2026-02-03
   listed $1,999,999 Active
10. 2026-01-22
    historical
11. 2024-04-11
    soldstatus $895,000
12. 2024-04-09
    soldstatus $895,000 Closed
13. 2023-10-23
    status Pending
14. 2023-09-22
    listed $699,000 Active

ⓘ 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: $14,177 · $1,181/mo
• Projected year-2 tax: $22,290 · $1,858/mo
• Expected delta: +$8,113/yr (+$676/mo · 57.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $85,511
• − Mortgage interest: −$100,772
• − Property taxes: −$14,177
• − Insurance: −$9,792
• − Repairs & maintenance: −$6,841
• − Management: −$6,841
• − Depreciation: −$52,335
• Taxable loss: −$105,248
• Est. tax savings @ 24.0%: +$25,259
• After-tax cash flow: $-44,367/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: Rye City School District
• NCES district ID: 3625260
• Math proficiency: 89% ▲ 11.00%
• Reading proficiency: 93% ▲ 12.00%
• Median HH income: $144,848
• Composite: 85.84/100
• National rank: #6
• State rank: #4 of 590 in NY

Livability — Rye

• Score: 70/100
• State rank: #431
• US rank: #7470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rye, NY
• County: Westchester County · 709,332 people
• City population: 18,391
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 18,391
• Household income: $250,001
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 580.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Asian 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 3% German 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 6.64%
• Current HPI: 321.5777
• 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

+157.4% since first listed

9 events — show timeline

• 2026-04-17 Listed $1,799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $1,899,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Listed $1,999,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-04-11 Sold (Public Records) $895,000 Public Records
• 2024-04-09 Sold (MLS) $895,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-22 Listed $699,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+28.1%/yr

Latest (2025): $14,177 · -12.7% YoY. Source: county tax records.