8 Hoyt St · West Mountain, CT 10590

$835,000

2 bd · 1.5 ba · 1,487 sqft · SingleFamily · 49 Days on market

Built 1930 0.30 ac lot Est $718k · 16% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

A rare opportunity in the charming Truesdale Lake community of South Salem. This quaint cottage is in need of renovation and is being sold as-is, offering outstanding potential for restoration, investment, or new construction. Truesdale Lake is an 83-acre private lake community known for its peaceful setting, natural beauty, and long-established neighborhood character. Located in the Town of Lewisboro near the Connecticut border, the property offers access to the quiet appeal of Northern Westchester while remaining convenient to Ridgefield, Pound Ridge, Katonah, New Canaan, and surrounding towns. Ideal for builders, contractors, investors, or end users with vision. Buyer to verify all prope

Key facts

• 83 acre private lake
• Natural beauty
• 0.3 acre lot

Tags

• TRUESDALE LAKE COMMUNITY
• 83 ACRE PRIVATE LAKE
• NATURAL BEAUTY
• ACCESS TO SURROUNDING TOWNS

Property features AI

Finance

• Other: Living area reported from public records
• HOA & community: Homeowners association present; Association amenities available

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence; Three or more levels
• Construction: Frame construction; Unknown additional construction materials
• Exterior features: Waterfront property; No fencing; Terrace

Interior

• Kitchen: Other appliances included
• Bedrooms: Rooms total: 6 (includes bedrooms and living spaces)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; High ceilings; Open floor plan; Oversized windows; Finished attic; Terrace; Basement (unfinished)
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $835k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $835k).
• Recommended offer: $810k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.1% in West Mountain — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Meadow Pond Elementary School (math 77% / reading 87%, grade A+, #138 of 2,108 statewide, top 8%, 342 students, 8% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $25k 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 $234k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($810k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $809,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.31% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $718,221
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Indian Ln	0.14mi	3/1.5 (+1)	1,324 (-11%)	8mo	$640,000	$483	63
45 Old Oscaleta Rd	0.27mi	3/2.0 (+1)	1,660 (+12%)	21mo	$965,000	$581	43
6 Howe St	0.27mi	3/2.5 (+1)	1,300 (-13%)	19mo	$485,000	$373	41

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $35,375
• Equity at exit: $124,501

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $251,329
• Equity at exit: $72,196

Cash invested: $233,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 10590

• Home prices YoY: -30.8%
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $10,905 medium
• Mortgage (P&I): −$4,379
• Tax from tax record: −$1,213 /mo · $14,554/yr
• Insurance: −$348
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,290
• Net cashflow: $2,676

Break-even live

Break-even rent $7,519

Max offer price $835,000

Occupancy floor 70%

Sensitivity live

Price	-10% $3,148	-5% $2,912	+0% $2,676	+5% $2,439	+10% $2,203
Rent	-10% $1,814	-5% $2,245	+0% $2,676	+5% $3,106	+10% $3,537
Rate	-1.0pp $3,096	-0.5pp $2,888	base $2,676	+0.5pp $2,459	+1.0pp $2,239

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: $208,750
• Closing costs: $25,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Truesdale Lake Dr South Salem, NY	3.0	2.5	1350	$7,000	$5.19	3d	1	0.43mi
34 Twin Lakes Rd South Salem, NY	3.0	2.0	1866	$15,000	$8.04	3d	1	0.96mi
253 W Mountain Rd Unit B Ridgefield, CT	3.0	2.0	1606	$4,950	$3.08	15d	1	1.31mi
24 Cove Rd South Salem, NY	3.0	2.0	1600	$18,000	$11.25	3d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $835,000 Active 49 DOM
2. 2026-06-17
   days on market $835,000 Active 48 DOM
3. 2026-06-16
   days on market $835,000 Active 47 DOM
4. 2026-06-15
   days on market $835,000 Active 46 DOM
5. 2026-06-13
   days on market $835,000 Active 44 DOM
6. 2026-06-13
   days on market $835,000 Active 43 DOM
7. 2026-06-10
   days on market $835,000 Active 41 DOM
8. 2026-06-09
   days on market $835,000 Active 40 DOM
9. 2026-06-08
   days on market $835,000 Active 39 DOM
10. 2026-06-07
    days on market $835,000 Active 38 DOM
11. 2026-06-05
    days on market $835,000 Active 35 DOM
12. 2026-06-03
    days on market $835,000 Active 34 DOM
13. 2026-06-03
    days on market $835,000 Active 33 DOM
14. 2026-06-01
    days on market $835,000 Active 32 DOM
15. 2026-05-31
    days on market $835,000 Active 31 DOM
16. 2026-04-30
    listed $835,000 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 CT · Partial reset (capped growth)

• Current annual tax: $14,554 · $1,213/mo
• Projected year-2 tax: $16,212 · $1,351/mo
• Expected delta: +$1,657/yr (+$138/mo · 11.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,865
• − Mortgage interest: −$46,773
• − Property taxes: −$14,554
• − Insurance: −$4,175
• − Repairs & maintenance: −$10,469
• − Management: −$10,469
• − Depreciation: −$24,291
• Taxable income: $20,133
• Est. tax owed @ 24.0%: −$4,832
• After-tax cash flow: $27,276/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — West Mountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,314

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Korean 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: ▼ -66.87%
• Current HPI: 150.088
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

1 event — show timeline

• 2026-04-30 Listed $835,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $14,554 · +4.1% YoY. Source: county tax records.