60 Pine St · Irvington, NY 10502

$899,900

4 bd · 2.5 ba · 2,225 sqft · SingleFamily · 26 Days on market

Built 1972 5,663 sqft lot $404/sqft · 13% below area Est $1035k · 13% under ↓ 4% since listing

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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 +13.4/15.0
• Cash flow +8.2/30.0
• Schools +7.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impeccably updated Raised Ranch offering the perfect blend of comfort and style. Move right in to this spacious home featuring 4 Bedrooms, 2 1/2 Baths, including a primary suite with a private full bath. Enjoy a bright and inviting formal living room, a formal dining room and a brand-new eat-in kitchen designed for both everyday living and entertaining with a door to the deck. The lower level expands the living space with a comfortable family room with fireplace, 4th bedroom and an additional new 1/2 bathroom, access to the two-car garage, ample storage, laundry and utility space. Other highlights include new bathrooms, new roof, furnace 2021, hardwood floors and replaced windows. A Must See Home with so much more to offer. This home is conveniently located near major highways, shopping, restaurants and schools.

Key facts

• Formal dining room
• Formal living room
• Eat-in kitchen

Tags

• RAISED RANCH
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• COMFORTABLE FAMILY ROOM
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $900k.

Deal economics

• At list price, monthly cash flow is $-844 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $751k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $643k (28.6% below list).
• Recommended offer: $643k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.5% in Irvington — 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 75/100 on livability (#271 in NY, #4,308 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, cost of living F.
• Ardsley Union Free School District (suburban): math 76% / reading 81% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 46 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $6k of loan paydown is wiped out by about $27k 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 26 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $642,772 (28.6% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.71% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $1,034,524
• List price: $899,900
• Delta: -13.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Benjamin Ct	0.20mi	4/2.5	2,352 (+6%)	11mo	$1,220,000	$519	72
24 Southern Rd	0.49mi	4/2.5	2,307 (+4%)	11mo	$1,300,000	$564	62
84 Joyce Rd	0.29mi	4/2.5	1,949 (-12%)	6mo	$875,000	$449	60
21 Park Ave W	0.54mi	3/3.0 (-1)	2,130 (-4%)	1mo	$990,000	$465	59
39 Wood Ave	0.25mi	4/4.0	2,491 (+12%)	9mo	$1,275,000	$512	55
66 Wood Ave	0.32mi	3/3.0 (-1)	2,511 (+13%)	3mo	$1,250,000	$498	54
1 Arden Dr	0.51mi	3/2.5 (-1)	2,060 (-7%)	11mo	$720,000	$350	50
76 Woodlands Ave	0.41mi	3/2.5 (-1)	1,967 (-12%)	12mo	$890,000	$452	46
3 Rosa Dr	0.62mi	4/3.0	2,456 (+10%)	9mo	$775,000	$316	45
1 Eastern Rd	0.52mi	5/2.5 (+1)	2,453 (+10%)	11mo	$975,000	$397	44
24 Hemlock Rd	0.70mi	3/2.5 (-1)	2,362 (+6%)	11mo	$1,300,000	$550	43
38 Victoria Rd	0.43mi	3/3.0 (-1)	1,947 (-12%)	12mo	$1,275,000	$655	42

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-199,688
• Equity at exit: $134,178

10-year hold

• IRR: -17.7%
• Equity multiple: 0.03×
• Total profit: $-243,482
• Equity at exit: $77,807

Cash invested: $251,972 (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 10502

• Home prices YoY: -23.0%
• Active inventory: 46
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $6,428 high
• Mortgage (P&I): −$4,719
• Tax from tax record: −$828 /mo · $9,938/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,350
• Net cashflow: $-844

Break-even live

Break-even rent $7,497

Max offer price $750,734

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: $224,975
• Closing costs: $26,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Northfield Ave Dobbs Ferry, NY	3.0	3.0	1872	$6,000	$3.21	44d	1	0.71mi
215 Harriman Rd Irvington, NY	3.0	3.0	1800	$7,500	$4.17	1d	1	0.97mi
74 Briary Rd Dobbs Ferry, NY	4.0	2.5	2652	$7,200	$2.71	1d	1	1.01mi
181 Finmor Dr White Plains, NY	3.0	1.5	1789	$6,200	$3.47	18d	1	1.03mi
26 Florence Ave Unit 1 Dobbs Ferry, NY	3.0	3.0	1600	$5,000	$3.12	1d	1	1.21mi

Listing history 3 events

1. 2026-05-12
   status Pending 830-char remark

   Show marketing remark (830 chars)

   Impeccably updated Raised Ranch offering the perfect blend of comfort and style. Move right in to this spacious home featuring 4 Bedrooms, 2 1/2 Baths, including a primary suite with a private full bath. Enjoy a bright and inviting formal living room, a formal dining room and a brand-new eat-in kitchen designed for both everyday living and entertaining with a door to the deck. The lower level expands the living space with a comfortable family room with fireplace, 4th bedroom and an additional new 1/2 bathroom, access to the two-car garage, ample storage, laundry and utility space. Other highlights include new bathrooms, new roof, furnace 2021, hardwood floors and replaced windows. A Must See Home with so much more to offer. This home is conveniently located near major highways, shopping, restaurants and schools.

2. 2026-04-26
   price $899,900 830-char remark

   Show marketing remark (830 chars)

   Impeccably updated Raised Ranch offering the perfect blend of comfort and style. Move right in to this spacious home featuring 4 Bedrooms, 2 1/2 Baths, including a primary suite with a private full bath. Enjoy a bright and inviting formal living room, a formal dining room and a brand-new eat-in kitchen designed for both everyday living and entertaining with a door to the deck. The lower level expands the living space with a comfortable family room with fireplace, 4th bedroom and an additional new 1/2 bathroom, access to the two-car garage, ample storage, laundry and utility space. Other highlights include new bathrooms, new roof, furnace 2021, hardwood floors and replaced windows. A Must See Home with so much more to offer. This home is conveniently located near major highways, shopping, restaurants and schools.

3. 2026-04-15
   listed $935,000 Active 830-char remark

   Show marketing remark (830 chars)

   Impeccably updated Raised Ranch offering the perfect blend of comfort and style. Move right in to this spacious home featuring 4 Bedrooms, 2 1/2 Baths, including a primary suite with a private full bath. Enjoy a bright and inviting formal living room, a formal dining room and a brand-new eat-in kitchen designed for both everyday living and entertaining with a door to the deck. The lower level expands the living space with a comfortable family room with fireplace, 4th bedroom and an additional new 1/2 bathroom, access to the two-car garage, ample storage, laundry and utility space. Other highlights include new bathrooms, new roof, furnace 2021, hardwood floors and replaced windows. A Must See Home with so much more to offer. This home is conveniently located near major highways, shopping, restaurants and schools.

ⓘ 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: $9,938 · $828/mo
• Projected year-2 tax: $12,573 · $1,048/mo
• Expected delta: +$2,635/yr (+$220/mo · 26.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,133
• − Mortgage interest: −$50,408
• − Property taxes: −$9,938
• − Insurance: −$4,500
• − Repairs & maintenance: −$6,171
• − Management: −$6,171
• − Depreciation: −$26,179
• Taxable loss: −$26,233
• Est. tax savings @ 24.0%: +$6,296
• After-tax cash flow: $-3,837/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: Ardsley Union Free School District
• NCES district ID: 3603180
• Math proficiency: 76% ▼ -1.00%
• Reading proficiency: 81% ▲ 5.00%
• Median HH income: $140,823
• Composite: 75.09/100
• National rank: #141
• State rank: #32 of 590 in NY

Livability — Irvington

• Score: 75/100
• State rank: #271
• US rank: #4308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,362
• Population (ZIP): 5,875

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 (65%)
• Race & ethnicity: White 65% Two or more races 13% Asian 13% Hispanic / Latino 11% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 8% Subsaharan African 7% Scotch-Irish 6%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 69% English-only · Other Indo-European 11% Spanish 8% Russian/Polish/Slavic 4%

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: ▼ -78.58%
• Current HPI: 263.6412
• 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

-3.8% since first listed

3 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $899,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Listed $935,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $9,938 · -28.6% YoY. Source: county tax records.