200 Diplomat Dr Unit 6P · Mount Kisco, NY 10549

$259,900

2 bd · 1.0 ba · 1,100 sqft · Condo · 42 Days on market

Built 1972

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.3/10.0
• 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

Wonderful unit in terrific complex! Beautifully maintained and updated unit features hardwood parquet floors throughout, huge living and dining areas, large master bedroom with walk-in and double closet, new kitchen with granite counters and tiled floor and backsplash, updated bathroom, and a peaceful privately situated terrace off the living room. Safe, solid complex offers indoor & outdoor pools, fitness room, kids gym & outside playground. Same floor laundry rm w/ new machines!

Key facts

• New bathroom
• Private balcony
• Tiled eat-in kitchen

Tags

• NEW BATHROOM
• TILED EAT-IN KITCHEN
• PRIVATE BALCONY
• DESIGNATED DINING AREA
• ALL APPLIANCES INCLUDED
• LAUNDRY ON SAME FLOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Mount Kisco Elementary School (math 31% / reading 42%, grade F, #1,560 of 2,108 statewide, top 74%, 521 students, 67% 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 47% FRL vs 10% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% 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 $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 6.8

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $4,413
• Equity at exit: $38,752

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $63,890
• Equity at exit: $22,471

Cash invested: $72,772 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,197 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $730

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 72%

Sensitivity live

Price	-10% $909	-5% $820	+0% $730	+5% $640	+10% $550
Rent	-10% $477	-5% $603	+0% $730	+5% $856	+10% $982
Rate	-1.0pp $861	-0.5pp $796	base $730	+0.5pp $662	+1.0pp $594

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Gatto Dr Mount Kisco, NY	3.0	1.0	1500	$3,400	$2.27	1d	1	0.10mi
237 W Main St Mt Kisco, NY	3.0	1.5	1400	$4,200	$3.00	1d	1	0.35mi
165 E Main St Unit 2B Mt Kisco, NY	3.0	1.0	1000	$3,500	$3.50	3d	1	0.36mi
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	44d	1	0.39mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	19d	1	0.49mi
27 Mountain Ave Unit 1 Mt Kisco, NY	3.0	2.0	1435	$5,000	$3.48	45d	1	0.50mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	1d	1	0.63mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	1d	1	0.78mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	11d	1	1.10mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	1d	1	1.33mi

HOA detail condo

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

Listing history 7 events

1. 2026-02-26
   status Pending
2. 2026-01-15
   listed $259,900 Active
3. 2014-03-15
   price $200,000 497-char remark

   Show marketing remark (497 chars)

   Wonderful unit in terrific complex! Beautifully maintained and updated unit features hardwood parquet floors throughout, huge living and dining areas, large master bedroom with walk-in and double closet, new kitchen with granite counters and tiled floor and backsplash, updated bathroom, and a peaceful privately situated terrace off the living room. Safe, solid complex offers indoor & outdoor pools, fitness room, kids gym & outside playground. Same floor laundry rm w/ new machines!

4. 2007-08-07
   historical 497-char remark

   Show marketing remark (497 chars)

   Wonderful unit in terrific complex! Beautifully maintained and updated unit features hardwood parquet floors throughout, huge living and dining areas, large master bedroom with walk-in and double closet, new kitchen with granite counters and tiled floor and backsplash, updated bathroom, and a peaceful privately situated terrace off the living room. Safe, solid complex offers indoor & outdoor pools, fitness room, kids gym & outside playground. Same floor laundry rm w/ new machines!

5. 2007-08-06
   soldstatus $200,000 497-char remark

   Show marketing remark (497 chars)

   Wonderful unit in terrific complex! Beautifully maintained and updated unit features hardwood parquet floors throughout, huge living and dining areas, large master bedroom with walk-in and double closet, new kitchen with granite counters and tiled floor and backsplash, updated bathroom, and a peaceful privately situated terrace off the living room. Safe, solid complex offers indoor & outdoor pools, fitness room, kids gym & outside playground. Same floor laundry rm w/ new machines!

6. 2007-05-16
   price $207,000 497-char remark

   Show marketing remark (497 chars)

   Wonderful unit in terrific complex! Beautifully maintained and updated unit features hardwood parquet floors throughout, huge living and dining areas, large master bedroom with walk-in and double closet, new kitchen with granite counters and tiled floor and backsplash, updated bathroom, and a peaceful privately situated terrace off the living room. Safe, solid complex offers indoor & outdoor pools, fitness room, kids gym & outside playground. Same floor laundry rm w/ new machines!

7. 2007-04-17
   listed $207,000 497-char remark

   Show marketing remark (497 chars)

   Wonderful unit in terrific complex! Beautifully maintained and updated unit features hardwood parquet floors throughout, huge living and dining areas, large master bedroom with walk-in and double closet, new kitchen with granite counters and tiled floor and backsplash, updated bathroom, and a peaceful privately situated terrace off the living room. Safe, solid complex offers indoor & outdoor pools, fitness room, kids gym & outside playground. Same floor laundry rm w/ new machines!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $38,368
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − Depreciation: −$7,561
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $7,579/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

+25.6% since first listed

7 events — show timeline

• 2026-02-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $200,000 HGMLS
• 2007-08-07 Delisted — HGMLS
• 2007-08-06 Sold (MLS) $200,000 HGMLS
• 2007-05-16 Price Changed $207,000 HGMLS
• 2007-04-17 Listed $207,000 HGMLS