221 Buckhout St #221 · Irvington, NY 10533

$449,000

3 bd · 1.0 ba · 1,000 sqft · Condo · 9 Days on market

Built 1953

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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).

• Cash flow +14.4/30.0
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

Key facts

• Built 1953
• Listed 9 days

Property features AI

Finance

• HOA & community: Hudson North Management association; Association offers a playground; Association fees include utilities, common area maintenance, electricity, exterior maintenance, gas, heat, hot water, sewer, trash and water; Additional monthly fee of $387.73 for replenishment of reserves

Exterior

• Parking: On-street parking (waitlist)
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level: 2; Single-level living area
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 6 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Open floorplan; Two total stories

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $449k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (9.9% below list).
• Recommended offer: $404k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: crime A+, employment A+, housing A-; Watch: amenities F, cost of living F.
• Irvington Union Free School District (suburban): math 83% / reading 89% proficiency, ranked #23 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Dows Lane (K-3) School (math 77% / reading 92%, grade A+, #93 of 2,108 statewide, top 6%, 532 students, 6% FRL); Irvington Middle School (math 82% / reading 89%, grade A+, #11 of 729 statewide, top 1%, 426 students, 9% FRL); Irvington High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 548 students, 10% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $13k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 24y 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 $240k; list at $449k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $404,401 (9.9% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.3

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-66,848
• Equity at exit: $66,947

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-50,431
• Equity at exit: $38,821

Cash invested: $125,720 (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 10533

• Home prices YoY: -28.1%
• Active inventory: 80
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,044 high
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $92

Break-even live

Break-even rent $3,928

Max offer price $449,000

Occupancy floor 93%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Broadway Unit T5 Irvington, NY	2.0	1.0	760	$2,950	$3.88	2d	1	1.07mi
111 N Broadway Unit A Irvington, NY	4.0	2.0	1300	$5,350	$4.12	1d	1	1.07mi
33 Devoe St Unit 1A Dobbs Ferry, NY	2.0	1.0	1000	$4,250	$4.25	18d	1	1.19mi
86 Main St #4 Dobbs Ferry, NY	2.0	1.0	850	$4,500	$5.29	20d	1	1.30mi
73 Main St Dobbs Ferry, NY	2.0	1.0	850	$3,200	$3.76	18d	1	1.32mi
8 Virginia Ave Unit 1 Dobbs Ferry, NY	2.0	2.0	1120	$4,250	$3.79	43d	1	1.34mi
43 Main St Unit 2 Dobbs Ferry, NY	3.0	1.0	1050	$4,000	$3.81	7d	1	1.38mi
65 Virginia Ave Dobbs Ferry, NY	2.0	1.0	1000	$3,750	$3.75	43d	1	1.42mi

HOA detail condo

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

Listing history 37 events

1. 2026-05-22
   status Pending
2. 2026-04-29
   listed $449,000 Active
3. 2026-04-27
   historical $449,000
4. 2022-09-16
   historical
5. 2022-05-19
   price $399,000
6. 2022-05-03
   listed $419,000 Active
7. 2014-04-07
   price $239,999 367-char remark

   Show marketing remark (367 chars)

   3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

8. 2014-03-15
   price $240,000 367-char remark

   Show marketing remark (367 chars)

   3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

9. 2014-01-10
   soldstatus $240,000 Sold 367-char remark

   Show marketing remark (367 chars)

   3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

10. 2014-01-10
    soldstatus $240,000

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

11. 2013-11-08
    historical Pending 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

12. 2013-11-02
    historical 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

13. 2013-10-22
    historical Pending 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

14. 2013-09-05
    price $239,999 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

15. 2013-08-05
    status Active 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

16. 2013-08-02
    historical 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

17. 2013-05-02
    listed $249,999 Active 367-char remark

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

18. 2013-05-02
    historical Cancelled

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

19. 2013-05-02
    listed $239,999

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

20. 2013-05-02
    historical

    Show marketing remark (367 chars)

    3bdr/1bth with seasonal river view. Western exposures, with beautiful sunsets from your own balcony. WTW carpeting over oak hardwood. Walk to train and two gorgeous riverside parks, plus destination restaurants like The Red Hat and more in quaint Irvington Village. Maintenance includes: Heat, hot water, gas, elec. After Star rebate, maintenance is approx 950/month.

21. 2013-04-20
    price
22. 2013-02-13
    listed Active
23. 2013-02-13
    listed $249,999
24. 2012-07-01
    historical
25. 2012-06-30
    historical
26. 2012-03-08
    listed Active
27. 2012-03-08
    listed $235,000
28. 2011-09-19
    historical
29. 2011-05-19
    price $255,000
30. 2011-04-27
    price $265,000
31. 2011-04-25
    price $275,000
32. 2011-04-15
    price $279,000
33. 2011-04-06
    price $289,000
34. 2011-03-18
    listed $299,000 Active
35. 2003-02-27
    price $225,000
36. 2003-02-27
    soldstatus $210,000
37. 2002-10-23
    listed $210,000

ⓘ 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 6/10 Major 7 d/yr ≥100°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,528
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,882
• − Management: −$3,882
• − Depreciation: −$13,062
• Taxable loss: −$6,429
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $2,645/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: Irvington Union Free School District
• NCES district ID: 3615450
• Math proficiency: 83% ▬ 0.00%
• Reading proficiency: 89% ▲ 12.00%
• Median HH income: $120,390
• Composite: 79.34/100
• National rank: #63
• State rank: #23 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

• Census place: Irvington, NY
• County: Westchester County · 709,332 people
• City population: 7,362
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 7,362
• Household income: $174,038
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 134.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 9% Asian 9% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 4%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -98.12%
• Current HPI: 250.8115
• 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

+113.8% since first listed

37 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $449,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-19 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-03 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-07 Price Changed $239,999 HGMLS
• 2014-03-15 Price Changed $240,000 HGMLS
• 2014-01-10 Sold (MLS) $240,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-10 Sold (MLS) $240,000 HGMLS
• 2013-11-08 Contingent — HGMLS
• 2013-11-02 Delisted — HGMLS
• 2013-10-22 Contingent — HGMLS
• 2013-09-05 Price Changed $239,999 HGMLS
• 2013-08-05 Relisted — HGMLS
• 2013-08-02 Delisted — HGMLS
• 2013-05-02 Listed $249,999 HGMLS
• 2013-05-02 Delisted — HGMLS
• 2013-05-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-05-02 Listed $239,999 OneKey® MLS as Distributed by MLS Grid
• 2013-04-20 Price Changed — HGMLS
• 2013-02-13 Listed — HGMLS
• 2013-02-13 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2012-07-01 Delisted — HGMLS
• 2012-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-03-08 Listed — HGMLS
• 2012-03-08 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2011-09-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2011-05-19 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2011-04-27 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2011-04-25 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2011-04-15 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2011-04-06 Price Changed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2011-03-18 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2003-02-27 Sold (MLS) $210,000 HGMLS
• 2003-02-27 Price Changed $225,000 HGMLS
• 2002-10-23 Listed $210,000 HGMLS