10 Regents Pl Unit D · Jefferson Valley-Yorktown, NY 10598

$235,000

None bd · 1.0 ba · 550 sqft · Condo · 83 Days on market

Built 1972 $342/mo HOA · 18% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.9/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

Key facts

• Open floor plan
• Renovated bathroom
• In-unit washer dryer

Tags

• OPEN FLOOR PLAN
• GENEROUSLY SIZED KITCHEN
• PRIVATE SLEEPING AREA
• RENOVATED BATHROOM
• IN-UNIT WASHER DRYER
• TWO PRIVATE ENTRANCES

Property features AI

Finance

• HOA & community: Association with monthly fee; Monthly association fee of $342.20; Association amenities include clubhouse, fitness center, pool, tennis courts, basketball court, lounge, park, parking, recreation facilities, grounds maintenance, snow removal, exterior maintenance, and cable; Community features include clubhouse, fitness center, pool, sidewalks, and tennis courts; Senior community

Exterior

• Parking: Assigned parking (1 space); 1 garage space
• Security: Community security available
• Utilities: Con Edison electric service; Public sewer; Water connected; Cable available; Trash collection (public)
• Home design: Condominium; One level entry; 2 total stories in building; Located on first floor
• Construction: Vinyl siding
• Exterior features: Not waterfront

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bedrooms: Bedroom located on the first floor
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with forced air; Wall/window air conditioning units
• Interior features: Open floor plan; First-floor bedroom; First-floor full bathroom; No basement; Attic: none; 3 total rooms
• Laundry & utility: Washer and dryer in unit; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (17.0% below list).
• Recommended offer: $169k (28.1% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.8% in Jefferson Valley-Yorktown — 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 F — affects rentability + tenant quality, not the cash-flow math above.
• Lakeland Central School District (suburban): math 60% / reading 70% proficiency, ranked #149 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Thomas Jefferson Elementary School (math 62% / reading 77%, grade A-, #447 of 2,108 statewide, top 24%, 399 students, 16% FRL); Lakeland-Copper Beech Middle School (math 38% / reading 66%, grade C+, #241 of 729 statewide, top 35%, 1,247 students, 29% FRL); Lakeland High School (math 94% / reading 77%, grade A, #366 of 1,100 statewide, top 33%, 942 students, 0% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $7k 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 83 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $197k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,916 (28.1% 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 83 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 10.0

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: -28.0%
• Equity multiple: 0.06×
• Total profit: $-61,698
• Equity at exit: $35,039

10-year hold

• IRR: -26.3%
• Equity multiple: -0.27×
• Total profit: $-83,560
• Equity at exit: $20,319

Cash invested: $65,800 (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 10598

• Active inventory: 160
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$98
• HOA: −$342
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-374

Break-even live

Break-even rent $2,424

Max offer price $168,916

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Indian Hill Rd Unit 7 Mahopac, NY	1.0	1.0	700	$1,950	$2.79	43d	1	1.22mi

HOA detail condo

• Monthly dues: $342 · $4,104/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $235,000 Active 83 DOM
2. 2026-06-17
   days on market $235,000 Active 82 DOM
3. 2026-06-16
   days on market $235,000 Active 81 DOM
4. 2026-06-15
   days on market $235,000 Active 80 DOM
5. 2026-06-13
   days on market $235,000 Active 78 DOM
6. 2026-06-09
   days on market $235,000 Active 74 DOM
7. 2026-06-08
   days on market $235,000 Active 73 DOM
8. 2026-06-07
   days on market $235,000 Active 72 DOM
9. 2026-06-04
   pricedays on market $235,000 Active 69 DOM
10. 2026-06-03
    days on market $240,000 Active 68 DOM
11. 2026-06-02
    days on market $240,000 Active 67 DOM
12. 2026-06-01
    days on market $240,000 Active 66 DOM
13. 2026-05-31
    days on market $240,000 Active 65 DOM
14. 2026-03-26
    listed $240,000 Active
15. 2024-06-21
    soldstatus $197,000
16. 2018-10-18
    soldstatus $125,000
17. 2018-10-08
    soldstatus $125,000 Sold 1012-char remark

    Show marketing remark (1012 chars)

    THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

18. 2018-09-07
    historical Pending 1012-char remark

    Show marketing remark (1012 chars)

    THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

19. 2018-07-28
    price $134,000 1012-char remark

    Show marketing remark (1012 chars)

    THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

20. 2018-07-27
    status Active 1012-char remark

    Show marketing remark (1012 chars)

    THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

21. 2018-06-27
    historical Pending 1012-char remark

    Show marketing remark (1012 chars)

    THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

22. 2018-05-15
    listed $139,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    THIS CONDO IS PERFECT. PERFECTLY MAINTAINED, PERFECTLY UPGRADED, PERFECT LOCATION! MOVE RIGHT IN. FIRST FLOOR NO STEPS Condo Lives like a ONE Bedroom. Beautifully Renovated & Upgraded feels like brand new. Tiled floors for easy maintenance. Granite counter tops in the Kitchen Upgraded Cabinetry & Appliances & Pass thru to dining area for ease of dining. Relax in the spacious living room area with separate front door to patio. Bedrm area separated from living area by a wall for privacy. Bedroom has a window. Truly lives like a one bedrm. Assigned parking space conveniently outside the door. Condo has a space for a wall a/c unit. Jefferson Village 55+ community, Carefree Lifestyle in a beautiful landscaped setting, fully equipped club house, brand new contemporary lobby, fitness center, billiard room, lounge area, outdoor pool, tennis, cooperative garden areas, Many clubs, activities, events, travel groups. Nearby Mall, Restaurants, Transportation, Library, Parks and Medical facilities.

23. 2014-03-15
    price $105,000 140-char remark

    Show marketing remark (140 chars)

    55+ complex. Move in condition. Ground level studio, no steps. Park in front of unit. Close to shopping Also available for rent MLS#2907981

24. 2009-06-08
    soldstatus $105,000
25. 2009-05-16
    historical 140-char remark

    Show marketing remark (140 chars)

    55+ complex. Move in condition. Ground level studio, no steps. Park in front of unit. Close to shopping Also available for rent MLS#2907981

26. 2009-05-15
    soldstatus $105,000 Sold 140-char remark

    Show marketing remark (140 chars)

    55+ complex. Move in condition. Ground level studio, no steps. Park in front of unit. Close to shopping Also available for rent MLS#2907981

27. 2009-04-18
    listed 140-char remark

    Show marketing remark (140 chars)

    55+ complex. Move in condition. Ground level studio, no steps. Park in front of unit. Close to shopping Also available for rent MLS#2907981

28. 2009-03-30
    price $119,000 140-char remark

    Show marketing remark (140 chars)

    55+ complex. Move in condition. Ground level studio, no steps. Park in front of unit. Close to shopping Also available for rent MLS#2907981

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $3,440 · $287/mo
• Expected delta: +$532/yr (+$44/mo · 18.3%)

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$13,164
• − Property taxes: −$2,908
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$4,104
• − Depreciation: −$6,836
• Taxable loss: −$8,531
• Est. tax savings @ 24.0%: +$2,047
• After-tax cash flow: $-2,442/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: Lakeland Central School District
• NCES district ID: 3616620
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 70% ▲ 4.00%
• Median HH income: $91,965
• Composite: 59.2/100
• National rank: #944
• State rank: #149 of 590 in NY

Livability — Jefferson Valley-Yorktown

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

Census & demographics

• Census place: Jefferson Valley-Yorktown, NY
• City population: 323
• Population (ZIP): 28,894

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 7% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 1%

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: ▼ -580.71%
• Current HPI: 248.9112
• 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

+101.7% since first listed

15 events — show timeline

• 2026-03-26 Listed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-21 Sold (Public Records) $197,000 Public Records
• 2018-10-18 Sold (Public Records) $125,000 Public Records
• 2018-10-08 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-07 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-07-28 Price Changed $134,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-06-27 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-05-15 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $105,000 HGMLS
• 2009-06-08 Sold (Public Records) $105,000 Public Records
• 2009-05-16 Delisted — HGMLS
• 2009-05-15 Sold (MLS) $105,000 HGMLS
• 2009-04-18 Listed — HGMLS
• 2009-03-30 Price Changed $119,000 HGMLS

Property tax history

+2.0%/yr

Latest (2025): $2,908 · +2.8% YoY. Source: county tax records.