70 Barker St #609 · Mount Kisco, NY 10549

$156,000

1 bd · 1.0 ba · 750 sqft · Condo · 4 Days on market

Built 1970 $208/sqft · at area comps Est $161k · at est.

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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 +9.0/15.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright with Natural light welcomes you to this wonderful 1 bedroom apartment is the desirable community of Bedford Plaza Cooperative. Gas, heat and hot water are included. Taxes are included in the monthly maintenance charge. Enjoy the relaxing lifestyle that Bedford Plaza offers.....community pool, playground, fitness area and picnic area. Convenient walking to shopping, restaurants, Metro North and parks. Just minutes to Rt.684 and Saw Mill River Parkway. This lovely home is just calling your name to view...Perfect in every way.

Key facts

• Outdoor pool
• Picnic area
• Walking distance

Tags

• OUTDOOR POOL
• PLAYGROUND
• PICNIC AREA
• ASSIGNED PARKING SPACE
• WALKING DISTANCE

Property features AI

Finance

• HOA & community: Has association: Bedford Plaza Tenants Corp.; Building amenities include elevator(s), fitness center, playground and pool

Exterior

• Parking: One assigned parking space
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected
• Home design: Stock cooperative; Seven-story building; Entry level listed as 6
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: One-level unit (entry on 6th floor) — total 3 rooms
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Oil heating; Wall/window air conditioning units
• Interior features: Elevator; Cats allowed, no dogs

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $156k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Cap rate 12.6% 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: West Patent Elementary School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 249 students, 26% 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 33% FRL vs 10% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.54% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $161,253
• List price: $156,000
• Delta: -3.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $22,483
• Equity at exit: $23,260

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $81,291
• Equity at exit: $13,488

Cash invested: $43,680 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,396 high
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,340/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $749

Break-even live

Break-even rent $1,449

Max offer price $156,000

Occupancy floor 64%

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	1d	1	0.13mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	18d	1	0.26mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	10d	1	0.36mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	43d	1	0.40mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	1d	1	0.58mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	1d	1	1.33mi

HOA detail condo

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

Listing history 10 events

1. 2026-05-14
   status Pending 451-char remark
2. 2026-05-04
   listed $156,000 Active 451-char remark
3. 2025-04-18
   soldstatus $142,500 Closed 542-char remark

   Show marketing remark (542 chars)

   Bright with Natural light welcomes you to this wonderful 1 bedroom apartment is the desirable community of Bedford Plaza Cooperative. Gas, heat and hot water are included. Taxes are included in the monthly maintenance charge. Enjoy the relaxing lifestyle that Bedford Plaza offers.....community pool, playground, fitness area and picnic area. Convenient walking to shopping, restaurants, Metro North and parks. Just minutes to Rt.684 and Saw Mill River Parkway. This lovely home is just calling your name to view...Perfect in every way.

4. 2025-01-20
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Bright with Natural light welcomes you to this wonderful 1 bedroom apartment is the desirable community of Bedford Plaza Cooperative. Gas, heat and hot water are included. Taxes are included in the monthly maintenance charge. Enjoy the relaxing lifestyle that Bedford Plaza offers.....community pool, playground, fitness area and picnic area. Convenient walking to shopping, restaurants, Metro North and parks. Just minutes to Rt.684 and Saw Mill River Parkway. This lovely home is just calling your name to view...Perfect in every way.

5. 2024-12-06
   listed $145,000 Active 542-char remark

   Show marketing remark (542 chars)

   Bright with Natural light welcomes you to this wonderful 1 bedroom apartment is the desirable community of Bedford Plaza Cooperative. Gas, heat and hot water are included. Taxes are included in the monthly maintenance charge. Enjoy the relaxing lifestyle that Bedford Plaza offers.....community pool, playground, fitness area and picnic area. Convenient walking to shopping, restaurants, Metro North and parks. Just minutes to Rt.684 and Saw Mill River Parkway. This lovely home is just calling your name to view...Perfect in every way.

6. 2017-08-17
   soldstatus $92,000 Sold

   Show marketing remark (1074 chars)

   Live in the desirable Mount Kisco community of Bedford Plaza. Enjoy carefree living in this beautifully, well-maintained Co-op community. This renovated 1 bedroom, 1 bath unit provides the ideal space for living & entertaining with spacious, sunny living areas. Enjoy cooking in the kitchen with stainless steel appliances, dine in the separate dining area and relax in the bright living room. The entry foyer, dining area and kitchen all feature pergo flooring. The living room and bedroom have parquet floors underneath the carpet. The bathroom has been renovated with tile surround, tile floor and a modern vanity with glass bowl sink. Complex features pool, playground, large outdoor green space and gym for an add'l fee. The surrounding town of Mount Kisco is an idyllic location in with a variety of dining, shopping & entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target and Kohl’s. Walk to Metro North train, bus and downtown Mount Kisco. Must See! Additional Information: HeatingFuel:Oil Above Ground,

7. 2017-04-26
   historical Pending

   Show marketing remark (1074 chars)

   Live in the desirable Mount Kisco community of Bedford Plaza. Enjoy carefree living in this beautifully, well-maintained Co-op community. This renovated 1 bedroom, 1 bath unit provides the ideal space for living & entertaining with spacious, sunny living areas. Enjoy cooking in the kitchen with stainless steel appliances, dine in the separate dining area and relax in the bright living room. The entry foyer, dining area and kitchen all feature pergo flooring. The living room and bedroom have parquet floors underneath the carpet. The bathroom has been renovated with tile surround, tile floor and a modern vanity with glass bowl sink. Complex features pool, playground, large outdoor green space and gym for an add'l fee. The surrounding town of Mount Kisco is an idyllic location in with a variety of dining, shopping & entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target and Kohl’s. Walk to Metro North train, bus and downtown Mount Kisco. Must See! Additional Information: HeatingFuel:Oil Above Ground,

8. 2017-02-22
   status Active

   Show marketing remark (1074 chars)

   Live in the desirable Mount Kisco community of Bedford Plaza. Enjoy carefree living in this beautifully, well-maintained Co-op community. This renovated 1 bedroom, 1 bath unit provides the ideal space for living & entertaining with spacious, sunny living areas. Enjoy cooking in the kitchen with stainless steel appliances, dine in the separate dining area and relax in the bright living room. The entry foyer, dining area and kitchen all feature pergo flooring. The living room and bedroom have parquet floors underneath the carpet. The bathroom has been renovated with tile surround, tile floor and a modern vanity with glass bowl sink. Complex features pool, playground, large outdoor green space and gym for an add'l fee. The surrounding town of Mount Kisco is an idyllic location in with a variety of dining, shopping & entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target and Kohl’s. Walk to Metro North train, bus and downtown Mount Kisco. Must See! Additional Information: HeatingFuel:Oil Above Ground,

9. 2016-12-08
   historical Pending

   Show marketing remark (1074 chars)

   Live in the desirable Mount Kisco community of Bedford Plaza. Enjoy carefree living in this beautifully, well-maintained Co-op community. This renovated 1 bedroom, 1 bath unit provides the ideal space for living & entertaining with spacious, sunny living areas. Enjoy cooking in the kitchen with stainless steel appliances, dine in the separate dining area and relax in the bright living room. The entry foyer, dining area and kitchen all feature pergo flooring. The living room and bedroom have parquet floors underneath the carpet. The bathroom has been renovated with tile surround, tile floor and a modern vanity with glass bowl sink. Complex features pool, playground, large outdoor green space and gym for an add'l fee. The surrounding town of Mount Kisco is an idyllic location in with a variety of dining, shopping & entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target and Kohl’s. Walk to Metro North train, bus and downtown Mount Kisco. Must See! Additional Information: HeatingFuel:Oil Above Ground,

10. 2016-10-14
    listed $99,000 Active

    Show marketing remark (1074 chars)

    Live in the desirable Mount Kisco community of Bedford Plaza. Enjoy carefree living in this beautifully, well-maintained Co-op community. This renovated 1 bedroom, 1 bath unit provides the ideal space for living & entertaining with spacious, sunny living areas. Enjoy cooking in the kitchen with stainless steel appliances, dine in the separate dining area and relax in the bright living room. The entry foyer, dining area and kitchen all feature pergo flooring. The living room and bedroom have parquet floors underneath the carpet. The bathroom has been renovated with tile surround, tile floor and a modern vanity with glass bowl sink. Complex features pool, playground, large outdoor green space and gym for an add'l fee. The surrounding town of Mount Kisco is an idyllic location in with a variety of dining, shopping & entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target and Kohl’s. Walk to Metro North train, bus and downtown Mount Kisco. Must See! Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $28,758
• − Mortgage interest: −$8,738
• − Property taxes: −$2,340
• − Insurance: −$1,577
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$4,538
• Taxable income: $6,963
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $7,313/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: 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

+57.6% since first listed

10 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $156,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-18 Sold (MLS) $142,500 OneKey® MLS as Distributed by MLS Grid
• 2025-01-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-06 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-17 Sold (MLS) $92,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-26 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-02-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2016-12-08 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-10-14 Listed $99,000 OneKey® MLS as Distributed by MLS Grid