8 Aspen Way · Thornwood, NY 10594

$1,149,500

4 bd · 3.0 ba · 1,954 sqft · SingleFamily public records · 22 Days on market

Built 1962 1.08 ac lot Est $864k · 33% over

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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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• Schools +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Bring your Tooth Brush! Move in Ready when a Great Home meets a Great Location that's when you found your Dream Home! Nested in the Rolling Hills Estate Area of Thornwood! This home has a Great Layout for Entertainment! The home features 4 Bedrooms, 3 Baths, 2 Car Garage, Formal Dining Room, EIK, Living Room w/Fireplace, detailed Mill-work throughout - The Lower Level is a spectacular space for a Game Room or Family Room. The Layout has many opportunities. Come and See this home and Fall in Love... Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

Key facts

• 1.08 acre lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Attached private garage; 2-car garage; Driveway
• Utilities: Electricity connected (Con-Edison); Public water; Public sewer; Trash collection
• Home design: Single family residence; Multi-level / split-level; three or more levels; Actual condition
• Construction: Brick, frame and vinyl siding exterior; Block foundation
• Exterior features: Back yard; Front yard; Landscaped grounds; Private, secluded lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Exhaust fan; Refrigerator
• Bedrooms: 9 total rooms (includes bedrooms and other living spaces)
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating; Central air conditioning; Fireplace in living room (1 total)
• Interior features: Crown molding; Formal dining room; Primary bathroom; Recessed lighting; Storage; Walk-through kitchen; Deck (patio/porch)
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.15M).
• Recommended offer: $1.13M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: crime A+, employment A+, housing 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.
• Zoned schools: Hawthorne Elementary School (460 students, 10% FRL); Westlake Middle School (math 55% / reading 61%, grade B, #184 of 729 statewide, top 25%, 429 students, 14% FRL); Westlake High School (math 72% / reading 95%, grade A, #409 of 1,100 statewide, top 39%, 547 students, 19% FRL).
• Market conditions: 33 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 $34k 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 22 days — a 2% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $795k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $1,132,257 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $863,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Rolling Hills Rd	0.09mi	4/2.5	2,133 (+9%)	6mo	$1,250,000	$586	74
14 Aspen Way	0.06mi	3/2.5 (-1)	2,123 (+9%)	3mo	$800,000	$377	73
322 Linda Ave	0.46mi	4/2.0	2,000 (+2%)	10mo	$727,000	$364	62
284 Warren Ave	0.57mi	4/2.0	1,954 (0%)	10mo	$900,000	$461	61
789 Warren Ave	0.58mi	3/2.0 (-1)	1,949 (-0%)	11mo	$775,000	$398	54
349 Linda Ave	0.44mi	3/2.5 (-1)	1,807 (-8%)	14mo	$947,525	$524	48
55 Cleveland Pl	0.47mi	3/2.0 (-1)	1,800 (-8%)	14mo	$765,000	$425	44
351 Manhattan Ave	0.58mi	4/1.5	1,786 (-9%)	16mo	$550,000	$308	40
284 Marietta Ave	0.73mi	3/2.5 (-1)	1,824 (-7%)	10mo	$850,000	$466	39
55 Bainbridge Ave	0.74mi	3/2.0 (-1)	2,185 (+12%)	9mo	$965,000	$442	30
350 Commerce St	0.73mi	3/1.5 (-1)	1,673 (-14%)	3mo	$830,000	$496	28
49 Glen Forest St	0.71mi	4/2.0	2,200 (+13%)	18mo	$605,000	$275	27

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-52,603
• Equity at exit: $171,394

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $127,249
• Equity at exit: $99,388

Cash invested: $321,860 (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 10594

• Home prices YoY: -18.7%
• Active inventory: 33
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $12,999 medium
• Mortgage (P&I): −$6,028
• Tax from tax record: −$1,669 /mo · $20,026/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $2,093

Break-even live

Break-even rent $10,349

Max offer price $1,149,500

Occupancy floor 79%

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: $287,375
• Closing costs: $34,485
• 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	44d	1	0.80mi

Listing history 17 events

1. 2026-05-08
   listed $1,149,500 Active
2. 2026-05-04
   historical $1,149,500
3. 2018-04-12
   soldstatus $795,000
4. 2018-04-11
   soldstatus $795,000 Sold 595-char remark

   Show marketing remark (595 chars)

   Just Bring your Tooth Brush! Move in Ready when a Great Home meets a Great Location that's when you found your Dream Home! Nested in the Rolling Hills Estate Area of Thornwood! This home has a Great Layout for Entertainment! The home features 4 Bedrooms, 3 Baths, 2 Car Garage, Formal Dining Room, EIK, Living Room w/Fireplace, detailed Mill-work throughout - The Lower Level is a spectacular space for a Game Room or Family Room. The Layout has many opportunities. Come and See this home and Fall in Love... Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

5. 2018-01-31
   historical Pending 595-char remark

   Show marketing remark (595 chars)

   Just Bring your Tooth Brush! Move in Ready when a Great Home meets a Great Location that's when you found your Dream Home! Nested in the Rolling Hills Estate Area of Thornwood! This home has a Great Layout for Entertainment! The home features 4 Bedrooms, 3 Baths, 2 Car Garage, Formal Dining Room, EIK, Living Room w/Fireplace, detailed Mill-work throughout - The Lower Level is a spectacular space for a Game Room or Family Room. The Layout has many opportunities. Come and See this home and Fall in Love... Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

6. 2018-01-22
   price $799,900 595-char remark

   Show marketing remark (595 chars)

   Just Bring your Tooth Brush! Move in Ready when a Great Home meets a Great Location that's when you found your Dream Home! Nested in the Rolling Hills Estate Area of Thornwood! This home has a Great Layout for Entertainment! The home features 4 Bedrooms, 3 Baths, 2 Car Garage, Formal Dining Room, EIK, Living Room w/Fireplace, detailed Mill-work throughout - The Lower Level is a spectacular space for a Game Room or Family Room. The Layout has many opportunities. Come and See this home and Fall in Love... Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

7. 2017-11-20
   listed $825,000 Active 595-char remark

   Show marketing remark (595 chars)

   Just Bring your Tooth Brush! Move in Ready when a Great Home meets a Great Location that's when you found your Dream Home! Nested in the Rolling Hills Estate Area of Thornwood! This home has a Great Layout for Entertainment! The home features 4 Bedrooms, 3 Baths, 2 Car Garage, Formal Dining Room, EIK, Living Room w/Fireplace, detailed Mill-work throughout - The Lower Level is a spectacular space for a Game Room or Family Room. The Layout has many opportunities. Come and See this home and Fall in Love... Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

8. 2014-01-27
   price $698,950 468-char remark

   Show marketing remark (468 chars)

   Prime Location In Rolling Hills With Professionally Landscaped Ac. Convenient To Shopping, Schools, Rr & All Major Highways. This Home Has Been Lovingly Cared For By The Original Owners. Every Rm Is Spacious & Bright. Wonderful 3 Season Screened Porch, Door To Beautiful Secluded Yard. Hardwd Flrs Thur Out. New Windows(Including Bay & Garden) Roof, Electric, A/C, Furnace, Plus Many Other Improvements. Au-pair Possibility. Taxes/Sf Per Town Record.

9. 2005-10-18
   soldstatus $825,000
10. 2005-08-26
    soldstatus $825,000
11. 2005-07-12
    historical
12. 2005-07-12
    price $879,000
13. 2005-02-02
    listed $825,000
14. 2004-05-12
    soldstatus $710,000
15. 2003-11-19
    soldstatus $710,000 468-char remark

    Show marketing remark (468 chars)

    Prime Location In Rolling Hills With Professionally Landscaped Ac. Convenient To Shopping, Schools, Rr & All Major Highways. This Home Has Been Lovingly Cared For By The Original Owners. Every Rm Is Spacious & Bright. Wonderful 3 Season Screened Porch, Door To Beautiful Secluded Yard. Hardwd Flrs Thur Out. New Windows(Including Bay & Garden) Roof, Electric, A/C, Furnace, Plus Many Other Improvements. Au-pair Possibility. Taxes/Sf Per Town Record.

16. 2003-09-05
    historical 468-char remark

    Show marketing remark (468 chars)

    Prime Location In Rolling Hills With Professionally Landscaped Ac. Convenient To Shopping, Schools, Rr & All Major Highways. This Home Has Been Lovingly Cared For By The Original Owners. Every Rm Is Spacious & Bright. Wonderful 3 Season Screened Porch, Door To Beautiful Secluded Yard. Hardwd Flrs Thur Out. New Windows(Including Bay & Garden) Roof, Electric, A/C, Furnace, Plus Many Other Improvements. Au-pair Possibility. Taxes/Sf Per Town Record.

17. 2003-08-12
    listed $710,000 468-char remark

    Show marketing remark (468 chars)

    Prime Location In Rolling Hills With Professionally Landscaped Ac. Convenient To Shopping, Schools, Rr & All Major Highways. This Home Has Been Lovingly Cared For By The Original Owners. Every Rm Is Spacious & Bright. Wonderful 3 Season Screened Porch, Door To Beautiful Secluded Yard. Hardwd Flrs Thur Out. New Windows(Including Bay & Garden) Roof, Electric, A/C, Furnace, Plus Many Other Improvements. Au-pair Possibility. Taxes/Sf Per Town Record.

ⓘ 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: $20,026 · $1,669/mo
• Projected year-2 tax: $20,026 · $1,669/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $155,988
• − Mortgage interest: −$64,390
• − Property taxes: −$20,026
• − Insurance: −$5,748
• − Repairs & maintenance: −$12,479
• − Management: −$12,479
• − Depreciation: −$33,440
• Taxable income: $7,427
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $23,338/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: 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

• Census place: Thornwood, NY
• Population (ZIP): 5,512

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 4% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Scotch-Irish 2% Russian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 78% English-only · Other Indo-European 12% Spanish 7% Other Asian/Pacific 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: ▼ -65.72%
• Current HPI: 286.025
• 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

Price history

+61.9% since first listed

17 events — show timeline

• 2026-05-08 Listed $1,149,500 OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $1,149,500 OneKey® MLS as Distributed by MLS Grid
• 2018-04-12 Sold (Public Records) $795,000 Public Records
• 2018-04-11 Sold (MLS) $795,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-31 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-01-22 Price Changed $799,900 OneKey® MLS as Distributed by MLS Grid
• 2017-11-20 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $698,950 HGMLS
• 2005-10-18 Sold (Public Records) $825,000 Public Records
• 2005-08-26 Sold (MLS) $825,000 HGMLS
• 2005-07-12 Price Changed $879,000 HGMLS
• 2005-07-12 Delisted — HGMLS
• 2005-02-02 Listed $825,000 HGMLS
• 2004-05-12 Sold (Public Records) $710,000 Public Records
• 2003-11-19 Sold (MLS) $710,000 HGMLS
• 2003-09-05 Delisted — HGMLS
• 2003-08-12 Listed $710,000 HGMLS

Property tax history

+1.4%/yr

Latest (2025): $20,026 · -0.2% YoY. Source: county tax records.