35 Stewart Pl #205 · Mount Kisco, NY 10549

$150,000

1 bd · 1.0 ba · 825 sqft · Condo · 48 Days on market

Built 1969 Good condition $182/sqft · 16% above area Est $130k · 16% over

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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
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

Key facts

• Balcony restoration
• Assigned parking
• Updated bathroom

Tags

• OVERSIZED PICTURE WINDOWS
• UPDATED BATHROOM
• FLEXIBLE LIVING AREAS
• LAUNDRY ON EVERY FLOOR
• ASSIGNED PARKING
• BALCONY RESTORATION

Property features AI

Exterior

• Parking: Assigned parking
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Oil water heater
• Bedrooms: Bedroom(s) (entry level: 205)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Wall/window air conditioning units
• Interior features: Entrance foyer; No basement; 4 total rooms
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 111 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $102k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1969 — 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: 1.60% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.39%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $129,654
• List price: $150,000
• Delta: 15.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $30,110
• Equity at exit: $22,365

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $96,389
• Equity at exit: $12,969

Cash invested: $42,000 (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 10549

• Active inventory: 111
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $854

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 59%

Sensitivity live

Price	-10% $957	-5% $906	+0% $854	+5% $802	+10% $750
Rent	-10% $665	-5% $759	+0% $854	+5% $948	+10% $1,043
Rate	-1.0pp $929	-0.5pp $892	base $854	+0.5pp $815	+1.0pp $775

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	45d	1	0.26mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	20d	1	0.33mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	0d	1	0.47mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	0d	1	0.84mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	11d	1	0.94mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	2d	1	1.17mi
3 New Castle Dr Mount Kisco, NY	2.0	1.0	640	$2,900	$4.53	45d	1	1.17mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-21
   days on market $150,000 Active 48 DOM
2. 2026-06-18
   days on market $150,000 Active 45 DOM
3. 2026-06-17
   days on market $150,000 Active 44 DOM
4. 2026-06-16
   days on market $150,000 Active 43 DOM
5. 2026-06-15
   days on market $150,000 Active 42 DOM
6. 2026-06-13
   days on market $150,000 Active 40 DOM
7. 2026-06-13
   days on market $150,000 Active 39 DOM
8. 2026-06-10
   days on market $150,000 Active 37 DOM
9. 2026-06-09
   days on market $150,000 Active 36 DOM
10. 2026-06-08
    days on market $150,000 Active 35 DOM
11. 2026-06-07
    days on market $150,000 Active 34 DOM
12. 2026-06-05
    days on market $150,000 Active 31 DOM
13. 2026-06-03
    days on market $150,000 Active 30 DOM
14. 2026-06-03
    days on market $150,000 Active 29 DOM
15. 2026-06-01
    days on market $150,000 Active 28 DOM
16. 2026-05-31
    days on market $150,000 Active 27 DOM
17. 2026-04-25
    listed $150,000 Active 790-char remark
18. 2022-11-17
    soldstatus $102,500 Closed 626-char remark

    Show marketing remark (626 chars)

    Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

19. 2022-08-05
    status Pending 626-char remark

    Show marketing remark (626 chars)

    Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

20. 2022-05-02
    price $107,500 626-char remark

    Show marketing remark (626 chars)

    Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

21. 2022-01-07
    price $110,000 626-char remark

    Show marketing remark (626 chars)

    Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

22. 2022-01-05
    historical

    Show marketing remark (626 chars)

    Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

23. 2022-01-05
    listed $115,000 Active 626-char remark

    Show marketing remark (626 chars)

    Desirable location! New floors and freshly painted throughout. Spacious bright and sunny apartment, wall of picture windows, sunlight throughout. Private views, oversized closets, updated bath, great space for home office or additional dining. Clean and well kept, this building is located just minutes from the Mount Kisco Train Station, Shops, Restaurants and Main Parkways. Laundry on every floor, assigned parking and plenty of guest parking in overflow lot. **20% min down is required. **Improvements for 2022: Balconies, facade & parapet repairs, roofing. Additional Information: HeatingFuel:Oil Below Ground,

24. 2021-09-20
    price $119,000
25. 2021-08-24
    price $122,500
26. 2021-07-15
    listed $127,500 Active
27. 2021-07-15
    historical
28. 2021-07-01
    status Active
29. 2021-05-24
    status Pending
30. 2020-10-26
    listed $129,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,716
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$4,364
• Taxable income: $8,355
• Est. tax owed @ 24.0%: −$2,005
• After-tax cash flow: $8,241/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 · 7 photos

Good 80/100 None rehab

This well-maintained and updated condo is in excellent condition, ready for immediate occupancy.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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: 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

+16.3% since first listed

14 events — show timeline

• 2026-04-25 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-17 Sold (MLS) $102,500 OneKey® MLS as Distributed by MLS Grid
• 2022-08-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-05-02 Price Changed $107,500 OneKey® MLS as Distributed by MLS Grid
• 2022-01-07 Price Changed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-01-05 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-20 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-24 Price Changed $122,500 OneKey® MLS as Distributed by MLS Grid
• 2021-07-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-15 Listed $127,500 OneKey® MLS as Distributed by MLS Grid
• 2021-07-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-05-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-10-26 Listed $129,000 OneKey® MLS as Distributed by MLS Grid