58 Whelan Ave · Croton-on-Hudson, NY 10520

$519,999

3 bd · 1.5 ba · 1,008 sqft · SingleFamily · 16 Days on market

Built 1948 9,337 sqft lot $516/sqft · 29% below area Est $728k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Schools +6.4/10.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If this house were a cookie, it’d be a strawberry linzer– It’s traditional, adorable, and sweet. Plus, it’s the only cookie that requires a structural engineering degree and a "window" just so the red preserves can peek out at you. 58 Whelan was lovingly maintained by the same owner for the last 57 years and is looking for someone to shepherd it through the next 57. With three bedrooms, one and a half baths, and an attached one-car garage, this house retains many original details like the fireplace and mantle, while also having important upgrades like central air. Situated in a charming neighborhood on a dead end street it is walking distance to the express Croton Harmon train, restaurants and shopping. Just like the last cookie on the tray, this one is sure to go quick.

Key facts

• 9,337 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $520k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $449k (13.7% below list).
• Recommended offer: $449k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Croton-on-Hudson — 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.
• Croton-Harmon Union Free School District (suburban): math 63% / reading 74% proficiency, ranked #100 of 590 in NY (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Carrie E Tompkins School (math 62% / reading 77%, grade A-, #447 of 2,108 statewide, top 24%, 567 students, 8% FRL); Pierre Van Cortlandt School (math 54% / reading 71%, grade B+, #133 of 729 statewide, top 18%, 472 students, 11% FRL); Croton-Harmon High School (math 98% / reading 84%, grade A+, #203 of 1,100 statewide, top 20%, 486 students, 13% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).
• This rent runs 38% of the median local income ($143k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 16 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $448,599 (13.7% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $727,633
• List price: $519,999
• Delta: -28.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Olcott Ave	0.16mi	4/2.0 (+1)	1,152 (+14%)	0mo	$720,000	$625	62
35 Brook St	0.73mi	3/1.0	1,080 (+7%)	1mo	$455,000	$421	51
23 Young Ave	0.30mi	2/2.0 (-1)	1,072 (+6%)	21mo	$625,000	$583	50
99 Truesdale Dr	0.53mi	3/2.0	1,122 (+11%)	17mo	$731,000	$652	40

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-76,668
• Equity at exit: $77,534

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-57,083
• Equity at exit: $44,960

Cash invested: $145,600 (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 10520

• Active inventory: 71
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,486 medium
• Mortgage (P&I): −$2,727
• Tax from tax record: −$481 /mo · $5,766/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$942
• Net cashflow: $120

Break-even live

Break-even rent $4,334

Max offer price $519,999

Occupancy floor 92%

Sensitivity live

Price	-10% $414	-5% $267	+0% $120	+5% $-27	+10% $-175
Rent	-10% $-235	-5% $-57	+0% $120	+5% $297	+10% $474
Rate	-1.0pp $382	-0.5pp $252	base $120	+0.5pp $-15	+1.0pp $-152

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Half Moon Bay Dr Croton on Hudson, NY	2.0	2.0	1069	$4,200	$3.93	22d	1	0.58mi
25 S Riverside Ave Unit 208 Croton-On-Hudson, NY	2.0	2.0	1410	$5,700	$4.04	9d	1	0.66mi
9 Stanley Ave Unit 2 Ossining, NY	2.0	1.0	950	$2,550	$2.68	0d	1	0.99mi

Listing history 3 events

1. 2026-05-04
   status Pending 818-char remark

   Show marketing remark (818 chars)

   If this house were a cookie, it’d be a strawberry linzer– It’s traditional, adorable, and sweet. Plus, it’s the only cookie that requires a structural engineering degree and a "window" just so the red preserves can peek out at you. 58 Whelan was lovingly maintained by the same owner for the last 57 years and is looking for someone to shepherd it through the next 57. With three bedrooms, one and a half baths, and an attached one-car garage, this house retains many original details like the fireplace and mantle, while also having important upgrades like central air. Situated in a charming neighborhood on a dead end street it is walking distance to the express Croton Harmon train, restaurants and shopping. Just like the last cookie on the tray, this one is sure to go quick.

2. 2026-04-19
   listed $519,999 Active 818-char remark

   Show marketing remark (818 chars)

   If this house were a cookie, it’d be a strawberry linzer– It’s traditional, adorable, and sweet. Plus, it’s the only cookie that requires a structural engineering degree and a "window" just so the red preserves can peek out at you. 58 Whelan was lovingly maintained by the same owner for the last 57 years and is looking for someone to shepherd it through the next 57. With three bedrooms, one and a half baths, and an attached one-car garage, this house retains many original details like the fireplace and mantle, while also having important upgrades like central air. Situated in a charming neighborhood on a dead end street it is walking distance to the express Croton Harmon train, restaurants and shopping. Just like the last cookie on the tray, this one is sure to go quick.

3. 2026-04-07
   historical $519,999 818-char remark

   Show marketing remark (818 chars)

   If this house were a cookie, it’d be a strawberry linzer– It’s traditional, adorable, and sweet. Plus, it’s the only cookie that requires a structural engineering degree and a "window" just so the red preserves can peek out at you. 58 Whelan was lovingly maintained by the same owner for the last 57 years and is looking for someone to shepherd it through the next 57. With three bedrooms, one and a half baths, and an attached one-car garage, this house retains many original details like the fireplace and mantle, while also having important upgrades like central air. Situated in a charming neighborhood on a dead end street it is walking distance to the express Croton Harmon train, restaurants and shopping. Just like the last cookie on the tray, this one is sure to go quick.

ⓘ 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: $5,766 · $481/mo
• Projected year-2 tax: $7,277 · $606/mo
• Expected delta: +$1,511/yr (+$126/mo · 26.2%)

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,832
• − Mortgage interest: −$29,128
• − Property taxes: −$5,766
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,307
• − Management: −$4,307
• − Depreciation: −$15,127
• Taxable loss: −$7,403
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $3,214/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: Croton-Harmon Union Free School District
• NCES district ID: 3608580
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $115,799
• Composite: 64.37/100
• National rank: #549
• State rank: #100 of 590 in NY

Livability — Croton-on-Hudson

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

Census & demographics

• Census place: Croton-on-Hudson, NY
• County: Westchester County · 709,332 people
• City population: 12,368
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,368
• Household income: $142,791
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 495.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 5% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 3%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -589.29%
• Current HPI: 249.6641
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-19 Listed $519,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $519,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $5,766 · +6.3% YoY. Source: county tax records.