1840 Crompond Rd Unit 1A4 · Peekskill, NY 10566

$128,000

1 bd · 1.0 ba · 700 sqft · Condo · 72 Days on market

Built 1970 $183/sqft · 7% below area Est $137k · 7% 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).

• Cash flow +15.0/30.0
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Stonegate—where comfort, convenience, and effortless living come together. This first-floor one-bedroom unit features a spacious layout with a walk-in closet, one full bathroom, and a living room dining room combo. The kitchen is equipped w/ granite countertops and stainless steel appliances, offering both style and functionality. Stonegate’s beautifully landscaped, park-like grounds create a resort-style atmosphere with a pool, picnic areas, and barbecue spaces. Residents also enjoy on-site laundry, assigned storage, easy outdoor access, and dedicated parking. Perfectly positioned near downtown Peekskill, you’re moments from dining, shopping, Metro-North (under an hour to Grand Central), major highways, and the Hudson River waterfront. Monthly maintenance includes taxes, heat, water, basic cable, and internet, plus the STAR allowance for primary residents. Co-op requirements- credit score of 775+ and 20% down at contract signing. Income requirements (no exceptions)- Cash buyer income must be greater than $38,000 for each applicant. If getting a mortgage, income must be greater than $55,000 for each resident. Buyer must have $15,000 in liquid reserves after closing and DTI ratio not to exceed 30%.

Key facts

• Parking
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $39 ($467/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.2% in Peekskill — 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 79/100 on livability (#132 in NY, #2,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A-; Watch: schools C-, amenities F, cost of living F.
• Peekskill City School District (suburban): math 37% / reading 36% proficiency, ranked #670 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 30% of the median local income ($86k/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 $885 of loan paydown is wiped out by about $4k 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 72 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $102k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.68% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 5.0

CMA / ARV

• ARV (median comp): $137,256
• List price: $128,000
• Delta: -6.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.34×
• Total profit: $-23,818
• Equity at exit: $19,085

10-year hold

• IRR: -34.4%
• Equity multiple: -0.09×
• Total profit: $-38,975
• Equity at exit: $11,067

Cash invested: $35,840 (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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA est. from 1 same-building comp: −$778
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $39

Break-even live

Break-even rent $2,105

Max offer price $128,000

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $83	+0% $39	+5% $-5	+10% $-50
Rent	-10% $-131	-5% $-46	+0% $39	+5% $124	+10% $209
Rate	-1.0pp $103	-0.5pp $71	base $39	+0.5pp $6	+1.0pp $-28

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	45d	1	0.31mi
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	16d	1	0.77mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$2,574	$3.02	0d	5	0.92mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	45d	1	0.94mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	20d	1	1.06mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	22d	1	1.12mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,299	$2.63	0d	3	1.39mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-21
   days on market $128,000 Active 72 DOM
2. 2026-06-18
   days on market $128,000 Active 69 DOM
3. 2026-06-17
   days on market $128,000 Active 68 DOM
4. 2026-06-16
   days on market $128,000 Active 67 DOM
5. 2026-06-15
   days on market $128,000 Active 66 DOM
6. 2026-06-13
   days on market $128,000 Active 64 DOM
7. 2026-06-09
   days on market $128,000 Active 60 DOM
8. 2026-06-08
   days on market $128,000 Active 59 DOM
9. 2026-06-07
   days on market $128,000 Active 58 DOM
10. 2026-06-04
    days on market $128,000 Active 55 DOM
11. 2026-06-03
    days on market $128,000 Active 54 DOM
12. 2026-06-02
    days on market $128,000 Active 53 DOM
13. 2026-06-01
    days on market $128,000 Active 52 DOM
14. 2026-05-31
    days on market $128,000 Active 51 DOM
15. 2026-04-09
    listed $128,000 Active 1247-char remark

    Show marketing remark (1247 chars)

    Welcome to Stonegate—where comfort, convenience, and effortless living come together. This first-floor one-bedroom unit features a spacious layout with a walk-in closet, one full bathroom, and a living room dining room combo. The kitchen is equipped w/ granite countertops and stainless steel appliances, offering both style and functionality. Stonegate’s beautifully landscaped, park-like grounds create a resort-style atmosphere with a pool, picnic areas, and barbecue spaces. Residents also enjoy on-site laundry, assigned storage, easy outdoor access, and dedicated parking. Perfectly positioned near downtown Peekskill, you’re moments from dining, shopping, Metro-North (under an hour to Grand Central), major highways, and the Hudson River waterfront. Monthly maintenance includes taxes, heat, water, basic cable, and internet, plus the STAR allowance for primary residents. Co-op requirements- credit score of 775+ and 20% down at contract signing. Income requirements (no exceptions)- Cash buyer income must be greater than $38,000 for each applicant. If getting a mortgage, income must be greater than $55,000 for each resident. Buyer must have $15,000 in liquid reserves after closing and DTI ratio not to exceed 30%.

16. 2022-11-02
    soldstatus $102,000 Closed 540-char remark

    Show marketing remark (540 chars)

    Modern 1BR Stonegate Coop overlooking stream and wooded area. Close to everything, Bus, Metro North, NYP HV Hospital, Shopping, Highways and Worship. Walk to nearby shopping center with supermarket, NYP Hudson Valley Hospital and Worship. Unit comes with one parking space, additional fee for 2nd space. Common Laundry and Storage area. Pool/BBQ area. This unit does not overlook the parking lot, won't last long! Board Approval Required. Contact agent for requirements. Bring your offer! Additional Information: Amenities:Storage,

17. 2022-08-04
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Modern 1BR Stonegate Coop overlooking stream and wooded area. Close to everything, Bus, Metro North, NYP HV Hospital, Shopping, Highways and Worship. Walk to nearby shopping center with supermarket, NYP Hudson Valley Hospital and Worship. Unit comes with one parking space, additional fee for 2nd space. Common Laundry and Storage area. Pool/BBQ area. This unit does not overlook the parking lot, won't last long! Board Approval Required. Contact agent for requirements. Bring your offer! Additional Information: Amenities:Storage,

18. 2021-12-07
    listed $118,500 Active 540-char remark

    Show marketing remark (540 chars)

    Modern 1BR Stonegate Coop overlooking stream and wooded area. Close to everything, Bus, Metro North, NYP HV Hospital, Shopping, Highways and Worship. Walk to nearby shopping center with supermarket, NYP Hudson Valley Hospital and Worship. Unit comes with one parking space, additional fee for 2nd space. Common Laundry and Storage area. Pool/BBQ area. This unit does not overlook the parking lot, won't last long! Board Approval Required. Contact agent for requirements. Bring your offer! Additional Information: Amenities:Storage,

19. 2007-05-30
    historical
20. 2006-05-30
    listed
21. 2005-11-09
    soldstatus $115,000
22. 2005-09-22
    price $118,000
23. 2005-09-22
    historical
24. 2005-08-19
    listed $115,000
25. 2001-04-12
    soldstatus $32,000
26. 2000-09-12
    price $34,900
27. 2000-09-12
    historical
28. 2000-06-12
    listed $32,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,846
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$9,336
• − Depreciation: −$3,724
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $726/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: Peekskill City School District
• NCES district ID: 3622650
• Math proficiency: 37% ▲ 4.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $54,563
• Composite: 34.6/100
• National rank: #10089
• State rank: #670 of 755 in NY

Livability — Peekskill

• Score: 79/100
• State rank: #132
• US rank: #2121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peekskill, NY
• County: Westchester County · 709,332 people
• City population: 25,625
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,625
• Household income: $85,954
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1507.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 32% Black 17% Two or more races 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 27% · Canada
• Languages at home: 57% English-only · Spanish 37% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -96.67%
• Current HPI: 307.944
• Rent YoY: ▲ 0.12%
• 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

+300.0% since first listed

14 events — show timeline

• 2026-04-09 Listed $128,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-02 Sold (MLS) $102,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-12-07 Listed $118,500 OneKey® MLS as Distributed by MLS Grid
• 2007-05-30 Delisted — HGMLS
• 2006-05-30 Listed — HGMLS
• 2005-11-09 Sold (MLS) $115,000 HGMLS
• 2005-09-22 Delisted — HGMLS
• 2005-09-22 Price Changed $118,000 HGMLS
• 2005-08-19 Listed $115,000 HGMLS
• 2001-04-12 Sold (MLS) $32,000 HGMLS
• 2000-09-12 Delisted — HGMLS
• 2000-09-12 Price Changed $34,900 HGMLS
• 2000-06-12 Listed $32,000 HGMLS