1840 Crompond Rd Unit 2A3 · Peekskill, NY 10566

$125,000

1 bd · 1.0 ba · 720 sqft · Condo · 102 Days on market

Built 1970 Good condition $778/mo HOA

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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 +15.6/30.0
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the peaceful, low-maintenance lifestyle at Stonegate with almost everything included in the monthly maintenance. Taxes, heat, hot water, internet, cable, pool access, grounds maintenance, and building maintenance are all covered—leaving electricity as the only separate utility. This bright first-floor one-bedroom co-op offers an easy, open floor plan with beautiful parquet floors throughout in excellent condition. The spacious living and dining area flows comfortably for everyday living, while the large bedroom features a generous walk-in closet for excellent storage. Enjoy tranquil views of green space and a charming babbling brook just outside, creating a quiet and relaxing setting within this neat, well-kept community. The building also offers a clean and convenient laundry room nearby along with an assigned storage space. Stonegate is ideally located close to shopping, dining, and everyday conveniences, with easy access to the Metro-North train station for commuting and the vibrant downtown Peekskill waterfront with its restaurants, entertainment, and parks. Co-op requirements: Board approval required. Minimum Experian credit score of 775 and 20% down payment at contract signing. Income requirements (no exceptions): Cash buyer income must be greater than $38,000 for each applicant. If obtaining a mortgage, income must be greater than $55,000 for each resident. Buyer must have $15,000 in liquid reserves after closing and a debt-to-income ratio not to exceed 30%.

Key facts

• Clean laundry room
• Tranquil views
• $778 HOA

Tags

• BEAUTIFUL PARQUET FLOORS
• GENEROUS WALK-IN CLOSET
• TRANQUIL VIEWS
• CHARMING BABBLING BROOK
• CLEAN LAUNDRY ROOM
• ASSIGNED STORAGE SPACE

🏢 Co-op / cooperative unit. The $125,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $54 ($643/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.2% in Peekskill — 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 79/100 on livability (#132 in NY, #2,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A-; Watch: amenities F, cost of living F.
• Peekskill City School District (suburban): math 37% / reading 36% proficiency, ranked #670 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodside School (550 students, 40% FRL); Peekskill Middle School (math 75% / reading 70%, grade A, #75 of 729 statewide, top 10%, 794 students, 63% FRL); Peekskill High School (math 79% / reading 44%, grade B-, #841 of 1,100 statewide, top 76%, 1,017 students, 60% FRL).
• Zoned-school proficiency averages 67% at this address vs 36% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Peekskill City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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 102 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $148,647
• List price: $125,000
• Delta: -15.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.36×
• Total profit: $-22,377
• Equity at exit: $18,638

10-year hold

• IRR: -31.7%
• Equity multiple: -0.04×
• Total profit: $-36,434
• Equity at exit: $10,808

Cash invested: $35,000 (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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$778
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $54

Break-even live

Break-even rent $2,078

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $97	+0% $54	+5% $10	+10% $-33
Rent	-10% $-116	-5% $-31	+0% $54	+5% $138	+10% $223
Rate	-1.0pp $117	-0.5pp $85	base $54	+0.5pp $21	+1.0pp $-12

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	45d	1	0.22mi
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	17d	1	0.71mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$2,574	$3.02	0d	5	0.85mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	45d	1	0.92mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	20d	1	1.01mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	22d	1	1.05mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,299	$2.63	0d	3	1.36mi

HOA detail condo

• Monthly dues: $778 · $9,336/yr
• Likely covers: waterelectricinternetcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 102 DOM
2. 2026-06-18
   days on market $125,000 Active 99 DOM
3. 2026-06-17
   days on market $125,000 Active 98 DOM
4. 2026-06-16
   days on market $125,000 Active 97 DOM
5. 2026-06-15
   days on market $125,000 Active 96 DOM
6. 2026-06-13
   days on market $125,000 Active 94 DOM
7. 2026-06-09
   days on market $125,000 Active 90 DOM
8. 2026-06-08
   days on market $125,000 Active 89 DOM
9. 2026-06-07
   days on market $125,000 Active 88 DOM
10. 2026-06-04
    days on market $125,000 Active 85 DOM
11. 2026-06-03
    days on market $125,000 Active 84 DOM
12. 2026-06-02
    days on market $125,000 Active 83 DOM
13. 2026-06-01
    days on market $125,000 Active 82 DOM
14. 2026-05-31
    days on market $125,000 Active 81 DOM
15. 2026-03-05
    listed $125,000 Active 1500-char remark

    Show marketing remark (1500 chars)

    Live the peaceful, low-maintenance lifestyle at Stonegate with almost everything included in the monthly maintenance. Taxes, heat, hot water, internet, cable, pool access, grounds maintenance, and building maintenance are all covered—leaving electricity as the only separate utility. This bright first-floor one-bedroom co-op offers an easy, open floor plan with beautiful parquet floors throughout in excellent condition. The spacious living and dining area flows comfortably for everyday living, while the large bedroom features a generous walk-in closet for excellent storage. Enjoy tranquil views of green space and a charming babbling brook just outside, creating a quiet and relaxing setting within this neat, well-kept community. The building also offers a clean and convenient laundry room nearby along with an assigned storage space. Stonegate is ideally located close to shopping, dining, and everyday conveniences, with easy access to the Metro-North train station for commuting and the vibrant downtown Peekskill waterfront with its restaurants, entertainment, and parks. Co-op requirements: Board approval required. Minimum Experian credit score of 775 and 20% down payment at contract signing. Income requirements (no exceptions): Cash buyer income must be greater than $38,000 for each applicant. If obtaining a mortgage, income must be greater than $55,000 for each resident. Buyer must have $15,000 in liquid reserves after closing and a debt-to-income ratio not to exceed 30%.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,753
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$9,336
• − Depreciation: −$3,636
• Taxable loss: −$842
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $845/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 · 12 photos

Good 75/100 Cosmetic rehab

This one-bedroom co-op is in good condition with a good condition score of 75. It has a good rehab level of cosmetic and requires minimal repairs. The highest-ROI updates would be painting the interior, upgrading the kitchen, and installing new flooring in the bathrooms.

Value-add opportunities

• Both painting interior walls and ceilings — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading kitchen cabinets and backsplash — modernizing the kitchen can increase both resale and rental value
• Both installing new flooring in bathrooms — new flooring can improve the look and feel of the bathrooms, enhancing both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls and ceilings — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading kitchen cabinets and backsplash — modernizing the kitchen can increase both resale and rental value ↑
• Both installing new flooring in bathrooms — new flooring can improve the look and feel of the bathrooms, enhancing both resale and rental value ↑

ⓘ 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: Peekskill City School District
• NCES district ID: 3622650
• Math proficiency: 37% ▲ 4.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $54,563
• Composite: 34.6/100
• National rank: #10089
• State rank: #670 of 755 in NY

Livability — Peekskill

• Score: 79/100
• State rank: #132
• US rank: #2121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peekskill, NY
• County: Westchester County · 709,332 people
• City population: 25,625
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,625
• Household income: $85,954
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1507.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 32% Black 17% Two or more races 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 27% · Canada
• Languages at home: 57% English-only · Spanish 37% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -96.67%
• Current HPI: 307.944
• Rent YoY: ▲ 0.12%
• 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

1 event — show timeline

• 2026-03-05 Listed $125,000 OneKey® MLS as Distributed by MLS Grid