100 Diplomat Dr Unit 5H · Mount Kisco, NY 10549

$279,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 39 Days on market

Built 1972

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Don’t miss out on this commuter’s dream! Upon arrival, you will see a spectacular lobby renovated with a modern flair. The home itself offers two sizable bedrooms, two full bathrooms, and a formal dining area that can be closed off to create a third bedroom, office, or den. This meticulous unit features a fully renovated kitchen with granite countertops, stainless steel appliances, and exceptional closet space (including two walk-in closets). The home offers an abundance of natural sunlight. You’ll feel right at home sitting in your sun-kissed living room or enjoying the many amenities this complex has to offer. Diplomat Towers is a meticulously maintained complex with an

Key facts

• Fitness center
• Indoor outdoor pool
• Natural sunlight

Tags

• FULLY RENOVATED KITCHEN
• EXCEPTIONAL CLOSET SPACE
• NATURAL SUNLIGHT
• INDOOR OUTDOOR POOL
• FITNESS CENTER
• COMMUNITY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2k of loan paydown is wiped out by about $8k 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 39 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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

• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% 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 $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.2

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-5,920
• Equity at exit: $41,600

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $45,571
• Equity at exit: $24,123

Cash invested: $78,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $616

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 76%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Gatto Dr Mount Kisco, NY	3.0	1.0	1500	$3,400	$2.27	1d	1	0.13mi
165 E Main St Unit 2B Mt Kisco, NY	3.0	1.0	1000	$3,500	$3.50	2d	1	0.36mi
237 W Main St Mt Kisco, NY	3.0	1.5	1400	$4,200	$3.00	1d	1	0.40mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	43d	1	0.45mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	18d	1	0.53mi
27 Mountain Ave Unit 1 Mt Kisco, NY	3.0	2.0	1435	$5,000	$3.48	44d	1	0.56mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	1d	1	0.68mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	1d	1	0.71mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	10d	1	1.15mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	1d	1	1.37mi

HOA detail condo

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

Listing history 20 events

1. 2026-03-11
   status Pending
2. 2026-01-31
   listed $279,000 Active
3. 2013-08-04
   historical Cancelled
4. 2013-08-04
   historical
5. 2013-07-01
   price
6. 2013-05-21
   price
7. 2013-02-19
   listed Active
8. 2013-02-19
   listed $159,000
9. 2012-12-06
   historical
10. 2012-12-05
    historical
11. 2012-06-11
    listed Active
12. 2012-06-11
    listed $179,000
13. 2006-08-23
    soldstatus $243,000
14. 2006-05-09
    price $249,000
15. 2006-05-09
    historical
16. 2005-11-29
    listed $243,000
17. 2000-10-05
    soldstatus $83,900
18. 2000-07-08
    historical
19. 2000-07-08
    price $86,000
20. 2000-03-25
    listed $83,900

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $38,646
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$8,116
• Taxable income: $3,138
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $6,640/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

+232.5% since first listed

20 events — show timeline

• 2026-03-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-31 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2013-08-04 Delisted — HGMLS
• 2013-08-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-01 Price Changed — HGMLS
• 2013-05-21 Price Changed — HGMLS
• 2013-02-19 Listed — HGMLS
• 2013-02-19 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-06 Delisted — HGMLS
• 2012-12-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-11 Listed — HGMLS
• 2012-06-11 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2006-08-23 Sold (MLS) $243,000 HGMLS
• 2006-05-09 Delisted — HGMLS
• 2006-05-09 Price Changed $249,000 HGMLS
• 2005-11-29 Listed $243,000 HGMLS
• 2000-10-05 Sold (MLS) $83,900 HGMLS
• 2000-07-08 Price Changed $86,000 HGMLS
• 2000-07-08 Delisted — HGMLS
• 2000-03-25 Listed $83,900 HGMLS