32 Glendale Ave · Armonk, NY 10504

$650,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 34 Days on market

Built 1930 6,534 sqft lot Est $757k · 14% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.9/15.0
• Cash flow +12.5/30.0
• Schools +8.2/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome downsizers, first-time homebuyers, and anyone who appreciates a unique property. This beautifully cared-for and updated two-bedroom home is tucked away on a cul-de-sac, set toward the back of the lot and surrounded by the privacy of wooded views, yet just minutes from the charming and convenient town of Armonk. Enjoy close proximity to Lombardi Park and Wampus Elementary School, making the location both peaceful and practical. As the saying goes in real estate—location, location, location—and this home truly delivers. Meticulously maintained and thoughtfully designed, this home offers a compact yet highly functional layout with nothing left to do but move in. Modern smar

Key facts

• 6,534 sq ft lot
• 4 parking spots
• Built 1930

Property features AI

Exterior

• Parking: Driveway; Parking for 4 vehicles
• Security: Security system; Video cameras; Smoke detectors
• Utilities: Con-Edison electric; Public sewer; Cable available; Propane
• Home design: Single family residence
• Construction: Brick exterior; Slab foundation
• Exterior features: Garden; Cabana; Brick construction

Interior

• Kitchen: Convection oven; Gas oven; Dishwasher; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances; Tankless water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Forced air; Baseboard; Hot air; Propane heating; Ductless cooling; Zoned cooling; ENERGY STAR qualified equipment
• Interior features: Ceiling fans; Smart thermostat; Washer/dryer hookup; Scuttle attic; No basement
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $633k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $516k (20.6% below list).
• Recommended offer: $516k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 0.3% in Armonk — 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 67/100 on livability (#597 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, commute F, cost of living F.
• Byram Hills Central School District (suburban): math 79% / reading 86% proficiency, ranked #17 of 590 in NY (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Coman Hill School (563 students, 4% FRL); H C Crittenden Middle School (math 77% / reading 85%, grade A+, #24 of 729 statewide, top 3%, 532 students, 0% FRL); Byram Hills High School (math 77% / reading 95%, grade A, #347 of 1,100 statewide, top 32%, 710 students, 0% FRL) — zoned schools at 1% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $4k of loan paydown is wiped out by about $20k 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 34 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $350k; list at $650k implies a 86% gain — meaningful room to come down on a strong offer.

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

Recommended offer $516,338 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $757,344
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Byram Ridge Rd S	0.24mi	2/2.0	1,300 (+10%)	9mo	$745,000	$573	60
2 Meadow Dr	0.24mi	3/1.5 (+1)	1,344 (+14%)	8mo	$865,321	$644	52

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-111,752
• Equity at exit: $96,917

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-105,903
• Equity at exit: $56,200

Cash invested: $182,000 (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 10504

• Active inventory: 111
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $5,163 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$499 /mo · $5,983/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $-99

Break-even live

Break-even rent $5,289

Max offer price $632,501

Occupancy floor 97%

Sensitivity live

Price	-10% $269	-5% $85	+0% $-99	+5% $-283	+10% $-467
Rent	-10% $-507	-5% $-303	+0% $-99	+5% $105	+10% $309
Rate	-1.0pp $228	-0.5pp $66	base $-99	+0.5pp $-267	+1.0pp $-439

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Maryland Ave Armonk, NY	2.0	1.5	1088	$5,200	$4.78	12d	1	0.27mi
470 Main St Unit 6 Armonk, NY	2.0	2.0	1000	$5,200	$5.20	45d	1	0.30mi
39 Cox Ave Armonk, NY	3.0	1.5	1500	$5,450	$3.63	12d	1	0.60mi
4 Briggs Ln Armonk, NY	3.0	1.0	1400	$4,600	$3.29	0d	1	0.78mi

Listing history 4 events

1. 2026-04-20
   status Pending
2. 2026-03-18
   status Active
3. 2026-03-14
   listed $650,000 Active
4. 2023-01-23
   soldstatus $350,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,983 · $499/mo
• Projected year-2 tax: $8,484 · $707/mo
• Expected delta: +$2,501/yr (+$208/mo · 41.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,961
• − Mortgage interest: −$36,410
• − Property taxes: −$5,983
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,957
• − Management: −$4,957
• − Depreciation: −$18,909
• Taxable loss: −$12,506
• Est. tax savings @ 24.0%: +$3,001
• After-tax cash flow: $1,813/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: Byram Hills Central School District
• NCES district ID: 3606060
• Math proficiency: 79% ▼ -7.00%
• Reading proficiency: 86% ▲ 6.00%
• Median HH income: $178,843
• Composite: 82.02/100
• National rank: #36
• State rank: #17 of 590 in NY

Livability — Armonk

• Score: 67/100
• State rank: #597
• US rank: #10849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Armonk, NY
• City population: 7,853
• Population (ZIP): 7,853

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 3%

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: ▼ -370.07%
• Current HPI: 212.7572
• Rent YoY: —
• Metro: —
• 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

+85.7% since first listed

4 events — show timeline

• 2026-04-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Listed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-23 Sold (Public Records) $350,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,983 · -1.5% YoY. Source: county tax records.