60 Barker Ave #320 · Mount Kisco, NY 10549

$169,000

1 bd · 1.0 ba · 750 sqft · Condo · 19 Days on market

Built 1968 $225/sqft · 6% above area Est $160k · 6% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.3/10.0
• ARV discount +5.0/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Private balcony
• Modern finishes
• New cabinetry

Tags

• PRIVATE BALCONY
• HARDWOOD FLOORS
• COMPLETELY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW CABINETRY
• MODERN FINISHES

Property features AI

Finance

• HOA & community: Fitness center; Playground; Pool

Exterior

• Parking: Assigned parking; Garage; On-street parking
• Utilities: Con-Edison electric; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Stock cooperative; One level; Entry on level 3
• Construction: Brick construction
• Exterior features: Balcony; No waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 3 total rooms (entry level 3)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window AC unit(s)
• Interior features: Elevator; Laundry room; Cats allowed
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: West Patent Elementary School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 249 students, 26% 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 33% FRL vs 10% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $5k 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $120k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $160,107
• List price: $169,000
• Delta: 5.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $12,590
• Equity at exit: $25,198

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $62,649
• Equity at exit: $14,612

Cash invested: $47,320 (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 10549

• Active inventory: 109
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $626

Break-even live

Break-even rent $1,563

Max offer price $169,000

Occupancy floor 68%

Sensitivity live

Price	-10% $743	-5% $685	+0% $626	+5% $568	+10% $510
Rent	-10% $440	-5% $533	+0% $626	+5% $719	+10% $813
Rate	-1.0pp $712	-0.5pp $669	base $626	+0.5pp $583	+1.0pp $538

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	2d	1	0.08mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	19d	1	0.23mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	44d	1	0.35mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	11d	1	0.39mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	2d	1	0.62mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	2d	1	1.31mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-02
   status $169,000 Pending 19 DOM
2. 2026-06-01
   days on market $169,000 Active 19 DOM
3. 2026-05-31
   days on market $169,000 Active 18 DOM
4. 2026-04-14
   listed $169,000 Active 920-char remark
5. 2020-05-13
   soldstatus $120,000 Closed 1041-char remark

   Show marketing remark (1041 chars)

   Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2020-03-27
   status Pending 1041-char remark

   Show marketing remark (1041 chars)

   Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2020-01-22
   status Pending 1041-char remark

   Show marketing remark (1041 chars)

   Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

8. 2019-12-04
   price $130,000 1041-char remark

   Show marketing remark (1041 chars)

   Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

9. 2019-12-04
   status Active 1041-char remark

   Show marketing remark (1041 chars)

   Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

10. 2019-09-17
    status Pending 1041-char remark

    Show marketing remark (1041 chars)

    Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

11. 2019-08-29
    listed $120,000 Active 1041-char remark

    Show marketing remark (1041 chars)

    Enjoy wonderful recreation and maintenance-free lifestyle in this bright apartment in Bedford Plaza. This charming 1 bedroom, 1 bath unit is situated in a terrific walk-to-all location, conveniently close to downtown Mount Kisco, Metro North train, bus and shopping. This unit consists of lots of closet space, dining room, living room, balcony, kitchen, bedroom, bathroom with tile surround and hardwood floors throughout. Additional amenities include storage room, bike storage, and exercise room with sauna, cable tv, water cooler, showers and lockers. Elevator, common laundry, assigned parking, a park/playground and green space complete this well-maintained complex. The surrounding town of Mount Kisco is an idyllic location in Westchester with variety of dining, shopping and entertainment options, including a movie theater, bowling alley, Starbucks, GAP, Chico’s, Target Home Goods and Kohl’s. Gas, heat and hot water are included in maintenance. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

12. 2006-01-25
    soldstatus $155,000

    Show marketing remark (179 chars)

    1 Bedroom With Balcony At Desirable Bedford Plaza. Walk To Shopping, Bus And Train. Outdoor Pool (Exercise Room/Sauna Optional At Low Monthly Fee). Playground Area For Youngsters.

13. 2005-11-27
    price $157,900

    Show marketing remark (179 chars)

    1 Bedroom With Balcony At Desirable Bedford Plaza. Walk To Shopping, Bus And Train. Outdoor Pool (Exercise Room/Sauna Optional At Low Monthly Fee). Playground Area For Youngsters.

14. 2005-11-27
    historical

    Show marketing remark (179 chars)

    1 Bedroom With Balcony At Desirable Bedford Plaza. Walk To Shopping, Bus And Train. Outdoor Pool (Exercise Room/Sauna Optional At Low Monthly Fee). Playground Area For Youngsters.

15. 2005-10-19
    listed $155,000

    Show marketing remark (179 chars)

    1 Bedroom With Balcony At Desirable Bedford Plaza. Walk To Shopping, Bus And Train. Outdoor Pool (Exercise Room/Sauna Optional At Low Monthly Fee). Playground Area For Youngsters.

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,266
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$4,916
• Taxable income: $5,183
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $6,273/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: 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

+9.0% since first listed

13 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-13 Sold (MLS) $120,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-12-04 Price Changed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-09-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-08-29 Listed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2006-01-25 Sold (MLS) $155,000 HGMLS
• 2005-11-27 Delisted — HGMLS
• 2005-11-27 Price Changed $157,900 HGMLS
• 2005-10-19 Listed $155,000 HGMLS