Saunders Plan · Thornwood, NY 10595

$1,085,995

3 bd · 2.5 ba · 2,689 sqft · Townhouse · 15 Days on market

Poor condition

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

The Saunders perfectly balances airy gathering spaces and quiet retreats. The home opens with an elegant two-story foyer that reveals an alluring two-story great room with desirable rear yard access. The well-designed kitchen is highlighted by an oversized center island with breakfast bar, plenty of counter and cabinet space, and a roomy walk-in pantry. The superb primary bedroom suite is enhanced by an ample walk-in closet and a splendid primary bath with a dual-sink vanity, a luxe shower with seat, linen storage, and a private water closet. The secondary bedrooms, one with a roomy closet, the other with a walk-in closet, share a hall bath with a dual-sink vanity. Additional highlights inc

Key facts

• Two story great room
• Walk in pantry
• Ample walk in closet

Tags

• TWO STORY FOYER
• TWO STORY GREAT ROOM
• OVERSIZED CENTER ISLAND
• WALK IN PANTRY
• AMPLE WALK IN CLOSET
• DUAL SINK VANITY

Property features AI

Finance

• Financial info: Listed at $1,075,995

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Saunders plan, new construction plan; Active listing

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Open living area of approximately 2,689 finished square feet

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $1.09M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.09M).
• Recommended offer: $1.07M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.7% in Thornwood — 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 71/100 on livability (#389 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Mount Pleasant Central School District (suburban): math 62% / reading 65% proficiency, ranked #146 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 29 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 $8k of loan paydown is wiped out by about $33k 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 $304k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,069,705 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $268
• Equity at exit: $161,925

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $227,722
• Equity at exit: $93,897

Cash invested: $304,079 (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 10595

• Home prices YoY: -17.7%
• Active inventory: 29
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $12,999 medium
• Mortgage (P&I): −$5,695
• Tax est. 1.5%: −$1,357 /mo · $16,290/yr
• Insurance: −$452
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $2,764

Break-even live

Break-even rent $9,500

Max offer price $1,085,995

Occupancy floor 74%

Sensitivity live

Price	-10% $3,515	-5% $3,139	+0% $2,764	+5% $2,389	+10% $2,014
Rent	-10% $1,737	-5% $2,251	+0% $2,764	+5% $3,278	+10% $3,791
Rate	-1.0pp $3,311	-0.5pp $3,040	base $2,764	+0.5pp $2,483	+1.0pp $2,196

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: $271,499
• Closing costs: $32,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	45d	1	0.89mi

Listing history 10 events

1. 2026-06-21
   days on market $1,085,995 Active 15 DOM
2. 2026-06-18
   days on market $1,085,995 Active 12 DOM
3. 2026-06-17
   days on market $1,085,995 Active 11 DOM
4. 2026-06-16
   pricedays on market $1,085,995 Active 10 DOM
5. 2026-06-15
   days on market $1,075,995 Active 9 DOM
6. 2026-06-13
   days on market $1,075,995 Active 7 DOM
7. 2026-06-09
   days on market $1,075,995 Active 3 DOM
8. 2026-06-08
   days on market $1,075,995 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $1,075,995 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $155,988
• − Mortgage interest: −$60,833
• − Property taxes: −$16,290
• − Insurance: −$5,430
• − Repairs & maintenance: −$12,479
• − Management: −$12,479
• − Depreciation: −$31,593
• Taxable income: $16,885
• Est. tax owed @ 24.0%: −$4,052
• After-tax cash flow: $29,117/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

The Saunders Plan townhouse requires extensive repairs and maintenance, including a new roof and exterior siding, to improve its condition and increase its value for resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Major exterior siding — The exterior siding appears to be in poor condition, with visible signs of wear and tear.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and increase its value for both resale and rental.
• Both new exterior siding — New exterior siding would improve the home's appearance and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both new exterior siding — New exterior siding would improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mount Pleasant Central School District
• NCES district ID: 3620160
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $109,054
• Composite: 59.62/100
• National rank: #911
• State rank: #146 of 590 in NY

Livability — Thornwood

• Score: 71/100
• State rank: #389
• US rank: #6724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,180

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 13% Black 9% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Armenian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 73% English-only · Other Indo-European 9% Spanish 8% 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: ▼ -62.54%
• Current HPI: 290.8983
• 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