60 Underhill St · Tuckahoe, NY 10707

$799,000

5 bd · 2.5 ba · 2,000 sqft · SingleFamily · 30 Days on market

Built 1890 2,614 sqft lot $400/sqft · 35% below area Est $1234k · 35% under

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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 +15.0/15.0
• Cash flow +8.0/30.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming single attached home 5-bedroom, 2.5-bath home offers the perfect blend of character and convenience. Features include a bright kitchen with stainless steel appliances, hardwood floors and a welcoming front porch. The backyard is made for entertaining with both a porch and patio, plus a detached garage for extra storage. Located in the heart of Tuckahoe and short distance to the train, this home is a rare find!

Key facts

• Bright kitchen
• Hardwood floors
• Detached garage

Tags

• BRIGHT KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• WELCOMING FRONT PORCH
• BACKYARD FOR ENTERTAINING
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Con-Edison electric; Public sewer; Public trash collection
• Home design: Single family residence; Updated/remodeled condition
• Construction: Vinyl siding
• Exterior features: Awning(s); Partial backyard fencing; Garage structure on property

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Three or more levels (home has multiple stories)
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating; Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Patio; Porch; Unfinished walk-out basement; Crawl attic
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-805 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $657k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $630k (21.1% below list).
• Recommended offer: $630k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% in Tuckahoe — 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 (#125 in NY, #2,013 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• Tuckahoe Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #133 of 755 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: William E Cottle School (math 84% / reading 74%, grade A, #188 of 2,108 statewide, top 11%, 528 students, 17% FRL); Tuckahoe Middle School (math 50% / reading 70%, grade B, #161 of 729 statewide, top 24%, 278 students, 18% FRL); Tuckahoe High School (math 95%, 292 students, 23% FRL).
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• At $6,304/mo this rent would consume 58% of the median local household income ($131k/yr) (locally 363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 30 days — a 2% lower offer ($787k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $160k; list at $799k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• 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 $630,448 (21.1% 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 1890 — 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: 0.79% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $1,234,355
• List price: $799,000
• Delta: -35.27%
• 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
70 Howard Ave	0.50mi	4/2.0 (-1)	2,000 (0%)	6mo	$840,000	$420	65
325 Marbledale Rd	0.73mi	4/2.0 (-1)	2,000 (0%)	6mo	$825,000	$413	54
94 Overlook Ave	0.62mi	4/2.0 (-1)	1,955 (-2%)	14mo	$982,500	$503	49
36 Sagamore Rd	0.67mi	6/2.0 (+1)	2,126 (+6%)	3mo	$1,750,000	$823	49
72 Pilgrim Ave	0.66mi	4/2.5 (-1)	2,145 (+7%)	9mo	$770,000	$359	44
7 Park Avenue Ter	0.61mi	4/2.0 (-1)	1,836 (-8%)	9mo	$1,725,000	$940	43
93 Pennsylvania Ave	0.60mi	5/4.0	2,204 (+10%)	7mo	$950,000	$431	43
9 Bacon Ct	0.57mi	4/3.0 (-1)	2,216 (+11%)	8mo	$1,435,000	$648	42
90 Joyce Rd	0.57mi	5/2.0	1,700 (-15%)	11mo	$999,000	$588	38
11 Park Avenue Ter	0.62mi	4/2.5 (-1)	1,740 (-13%)	12mo	$1,721,000	$989	34
4 Morningside Cir	0.48mi	4/4.0 (-1)	2,295 (+15%)	10mo	$2,075,000	$904	34
94 Joyce Rd	0.55mi	4/2.0 (-1)	1,700 (-15%)	16mo	$950,000	$559	29

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-180,495
• Equity at exit: $119,133

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-222,158
• Equity at exit: $69,083

Cash invested: $223,720 (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 10707

• Active inventory: 44
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $6,304 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,263 /mo · $15,153/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,324
• Net cashflow: $-805

Break-even live

Break-even rent $7,324

Max offer price $656,768

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-579	+0% $-805	+5% $-1,031	+10% $-1,257
Rent	-10% $-1,303	-5% $-1,054	+0% $-805	+5% $-556	+10% $-307
Rate	-1.0pp $-403	-0.5pp $-602	base $-805	+0.5pp $-1,012	+1.0pp $-1,223

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Franklin St Eastchester, NY	4.0	2.0	1800	$4,800	$2.67	6d	1	0.23mi
45 Fisher Ave Tuckahoe, NY	4.0	2.5	2850	$8,500	$2.98	4d	1	0.57mi
30 Cassilis Ave Bronxville, NY	4.0	2.5	2808	$6,250	$2.23	0d	1	0.87mi
15 Hillside Rd Bronxville, NY	5.0	3.5	2750	$13,500	$4.91	4d	1	1.33mi

Listing history 3 events

1. 2026-04-20
   listed $799,000 Active 422-char remark
2. 2025-08-27
   listed $799,000 Active
3. 1997-08-13
   soldstatus $160,000

ⓘ 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: $15,153 · $1,263/mo
• Projected year-2 tax: $15,153 · $1,263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,654
• − Mortgage interest: −$44,756
• − Property taxes: −$15,153
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,052
• − Management: −$6,052
• − Depreciation: −$23,244
• Taxable loss: −$23,599
• Est. tax savings @ 24.0%: +$5,664
• After-tax cash flow: $-3,998/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: Tuckahoe Union Free School District
• NCES district ID: 3629040
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 69% ▲ 2.00%
• Median HH income: $88,563
• Composite: 64.25/100
• National rank: #1168
• State rank: #133 of 755 in NY

Livability — Tuckahoe

• Score: 79/100
• State rank: #125
• US rank: #2013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuckahoe, NY
• County: Westchester County · 709,332 people
• City population: 9,688
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 9,688
• Household income: $130,957
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 363.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Asian 12% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 13% Korean 5% Other Indo-European 5%

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: ▼ -479.55%
• Current HPI: 261.5898
• 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

+399.4% since first listed

4 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 1997-08-13 Sold (Public Records) $160,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $15,153 · +4.5% YoY. Source: county tax records.