72 Archer Dr · Eastchester, NY 10708

$769,000

4 bd · 1.0 ba · 2,000 sqft · SingleFamily · 10 Days on market

Built 1950 4,809 sqft lot Est $940k · 18% 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 +15.0/15.0
• Cash flow +10.0/30.0
• Schools +6.4/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Contract Vendee, As-Is, Large 4 Bedroom Tudor, hardwood floors, full basement and garage in Tuckahoe SD!

Key facts

• 4,809 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public sewer; Electricity connected
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; No central air conditioning
• Interior features: Full unfinished basement; Attic with stairs; Fireplace
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $769k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $687k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $704k (8.5% below list).
• Recommended offer: $687k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.2% in Eastchester — 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 78/100 on livability (#159 in NY, #2,451 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities D-, cost of living F, health & safety D-.
• Tuckahoe Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #133 of 755 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: William E Cottle School (math 84% / reading 74%, grade A, #188 of 2,108 statewide, top 11%, 528 students, 17% FRL); Tuckahoe Middle School (math 50% / reading 70%, grade B, #161 of 729 statewide, top 24%, 278 students, 18% FRL); Tuckahoe High School (math 95%, 292 students, 23% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 245 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• At $7,039/mo this rent would consume 67% of the median local household income ($126k/yr) (locally 357% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — 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 $687,433 (10.6% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.92% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $940,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Westwood Ave	0.32mi	3/1.5 (-1)	2,004 (+0%)	0mo	$850,000	$424	78
76 Parkview Dr	0.11mi	3/1.5 (-1)	1,850 (-8%)	9mo	$850,000	$459	68
7 Central Dr	0.15mi	3/2.5 (-1)	2,089 (+4%)	8mo	$975,000	$467	68
676 Webster Ave	0.54mi	3/2.5 (-1)	2,036 (+2%)	1mo	$850,110	$418	60
77 Interlaken Ave	0.37mi	4/2.5	1,850 (-8%)	9mo	$870,000	$470	57
58 Hillside Ave	0.74mi	4/1.5	1,925 (-4%)	1mo	$870,000	$452	56
19 Glenorchy Pl	0.38mi	3/1.0 (-1)	1,844 (-8%)	10mo	$700,000	$380	56
147 Norman Rd	0.39mi	3/2.5 (-1)	1,776 (-11%)	1mo	$1,101,776	$620	52
466 California Rd	0.23mi	3/2.5 (-1)	1,713 (-14%)	5mo	$959,230	$560	50
87 Inverness Rd	0.59mi	3/2.0 (-1)	1,716 (-14%)	2mo	$1,101,000	$642	38
111 Berrian Rd	0.65mi	3/3.0 (-1)	2,254 (+13%)	1mo	$1,550,000	$688	35
10 Poplar Ave	0.56mi	3/2.5 (-1)	1,700 (-15%)	5mo	$1,355,000	$797	34

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-144,370
• Equity at exit: $114,660

10-year hold

• IRR: -8.6%
• Equity multiple: 0.43×
• Total profit: $-123,031
• Equity at exit: $66,489

Cash invested: $215,320 (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 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $7,039 high
• Mortgage (P&I): −$4,033
• Tax from tax record: −$1,669 /mo · $20,028/yr
• Insurance: −$320
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,478
• Net cashflow: $-462

Break-even live

Break-even rent $7,623

Max offer price $687,433

Occupancy floor —

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: $192,250
• Closing costs: $23,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Hillside Rd Bronxville, NY	5.0	3.5	2750	$13,500	$4.91	2d	1	0.70mi
72 Chauncey Ave New Rochelle, NY	5.0	1.0	2406	$4,500	$1.87	22d	1	0.96mi
375 Hawthorne Ter Mount Vernon, NY	3.0	3.5	1975	$10,000	$5.06	1d	1	1.03mi
222 Lorraine Ave Mount Vernon, NY	4.0	1.5	1948	$5,500	$2.82	7d	1	1.09mi
106 Pelhamdale Ave Mount Vernon, NY	3.0	2.0	2699	$3,300	$1.22	6d	1	1.48mi
222 Primrose Ave Unit 2 Mt Vernon, NY	5.0	2.0	1900	$5,250	$2.76	19d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $769,000 Active 10 DOM
2. 2026-06-17
   days on market $769,000 Active 9 DOM
3. 2026-06-16
   days on market $769,000 Active 8 DOM
4. 2026-06-15
   days on market $769,000 Active 7 DOM
5. 2026-06-13
   days on market $769,000 Active 5 DOM
6. 2026-06-13
   days on market $769,000 Active 4 DOM
7. 2026-06-09
   remarks 104-char remark
8. 2026-06-09
   listed $769,000 Active 1 DOM

ⓘ 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: $20,028 · $1,669/mo
• Projected year-2 tax: $20,028 · $1,669/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,462
• − Mortgage interest: −$43,076
• − Property taxes: −$20,028
• − Insurance: −$3,845
• − Repairs & maintenance: −$6,757
• − Management: −$6,757
• − Depreciation: −$22,371
• Taxable loss: −$18,372
• Est. tax savings @ 24.0%: +$4,409
• After-tax cash flow: $-1,132/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: Tuckahoe Union Free School District
• NCES district ID: 3629040
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 69% ▲ 2.00%
• Median HH income: $88,563
• Composite: 64.25/100
• National rank: #1168
• State rank: #133 of 755 in NY

Livability — Eastchester

• Score: 78/100
• State rank: #159
• US rank: #2451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastchester, NY
• County: Westchester County · 709,332 people
• City population: 10,274
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 6% Other Asian/Pacific 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: ▼ -668.11%
• Current HPI: 203.4295
• Rent YoY: ▲ 4.27%
• 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

1 event — show timeline

• 2026-06-08 Listed $769,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $20,028 · +15.6% YoY. Source: county tax records.