12 N Lake Cir · West Mountain, CT 10590

$899,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 5 Days on market

Built 1954 0.55 ac lot Est $787k · 14% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally renovated 3 BR, 2 BTH CAPE on park-like, flat property w/ deeded lake rights to lakes Oscaleta & Rippowam. New kitchen, new baths, ac, new roof - A pleasure to see!

Key facts

• Slate patio
• Stone fireplace
• Eco-friendly home

Tags

• ECO-FRIENDLY HOME
• MATURE LANDSCAPING
• STONE FIREPLACE
• PRIVATE STONE PATIO
• FENCED BACKYARD
• SLATE PATIO

Property features AI

Finance

• Other: Living area reported as 1700 (source: public records)
• Financial info: Details not specified
• HOA & community: Quarterly additional fee of $125 for water

Exterior

• Parking: Attached parking; Driveway; 2-car garage
• Security: Details not specified
• Utilities: Electricity connected (NYSEG); Water connected; Septic tank; Phone connected; Propane; Private trash collection
• Home design: Single family residence
• Construction: Wood siding; Unfinished attic; Basement with Bilco doors, storage space, unfinished
• Exterior features: Patio; Back yard; Front yard; Landscaped; Level lot; Fenced backyard; Not waterfront; Generator

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Stainless steel appliances; Granite countertops; Open kitchen with breakfast bar
• Bedrooms: Details not specified
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Geothermal heating; Geothermal cooling
• Interior features: Beamed ceilings; Breakfast bar; Entrance foyer; Granite counters; Open kitchen; Primary bathroom; Double-pane windows; Patio
• Laundry & utility: Laundry in hall; Dryer; Geothermal water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $899k).
• Cap rate 13.0% vs local median 3.1% in West Mountain — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Increase Miller Elementary School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 489 students, 9% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL).
• Market conditions: 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $27k 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 $252k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $690k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $899,000

Questions for the listing agent

1. Built in 1954 — 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. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.85%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $787,100
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 N Lake Cir	0.00mi	3/2.0	1,700 (0%)	1mo	$1,059,000	$623	100
1 Orchard Dr	0.18mi	3/2.0	1,770 (+4%)	10mo	$820,000	$463	77
25 Twin Lakes Rd	0.05mi	4/3.0 (+1)	1,944 (+14%)	8mo	$675,000	$347	58

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $173,326
• Equity at exit: $134,044

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $562,603
• Equity at exit: $77,729

Cash invested: $251,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 10590

• Home prices YoY: -30.8%
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $14,422 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,301 /mo · $15,612/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,029
• Net cashflow: $5,004

Break-even live

Break-even rent $8,089

Max offer price $899,000

Occupancy floor 60%

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Twin Lakes Rd South Salem, NY	3.0	2.0	1866	$15,000	$8.04	2d	1	0.11mi
24 Cove Rd South Salem, NY	3.0	2.0	1600	$18,000	$11.25	2d	1	0.53mi
53 Cove Rd South Salem, NY	2.0	1.5	1101	$6,500	$5.90	2d	1	0.70mi
57 Truesdale Lake Dr South Salem, NY	3.0	2.5	1350	$7,000	$5.19	2d	1	1.49mi

Listing history 15 events

1. 2026-04-21
   status Pending
2. 2026-04-01
   listed $899,000 Active
3. 2007-04-20
   soldstatus $690,000
4. 2007-03-20
   soldstatus $690,000 178-char remark

   Show marketing remark (178 chars)

   Totally renovated 3 BR, 2 BTH CAPE on park-like, flat property w/ deeded lake rights to lakes Oscaleta & Rippowam. New kitchen, new baths, ac, new roof - A pleasure to see!

5. 2007-01-24
   price $709,000 178-char remark

   Show marketing remark (178 chars)

   Totally renovated 3 BR, 2 BTH CAPE on park-like, flat property w/ deeded lake rights to lakes Oscaleta & Rippowam. New kitchen, new baths, ac, new roof - A pleasure to see!

6. 2007-01-24
   historical 178-char remark

   Show marketing remark (178 chars)

   Totally renovated 3 BR, 2 BTH CAPE on park-like, flat property w/ deeded lake rights to lakes Oscaleta & Rippowam. New kitchen, new baths, ac, new roof - A pleasure to see!

7. 2007-01-22
   historical
8. 2007-01-12
   listed $690,000 178-char remark

   Show marketing remark (178 chars)

   Totally renovated 3 BR, 2 BTH CAPE on park-like, flat property w/ deeded lake rights to lakes Oscaleta & Rippowam. New kitchen, new baths, ac, new roof - A pleasure to see!

9. 2006-06-14
   listed
10. 2005-09-18
    historical
11. 2005-05-18
    listed
12. 2004-02-13
    soldstatus $427,900
13. 2003-08-11
    soldstatus $429,000
14. 2003-07-24
    historical
15. 2003-06-25
    listed $429,000

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

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $15,612 · $1,301/mo
• Projected year-2 tax: $17,425 · $1,452/mo
• Expected delta: +$1,813/yr (+$151/mo · 11.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $173,066
• − Mortgage interest: −$50,358
• − Property taxes: −$15,612
• − Insurance: −$4,495
• − Repairs & maintenance: −$13,845
• − Management: −$13,845
• − Depreciation: −$26,153
• Taxable income: $48,758
• Est. tax owed @ 24.0%: −$11,702
• After-tax cash flow: $48,340/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — West Mountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,314

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Korean 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: ▼ -66.87%
• Current HPI: 150.088
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+109.6% since first listed

15 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2007-04-20 Sold (Public Records) $690,000 Public Records
• 2007-03-20 Sold (MLS) $690,000 HGMLS
• 2007-01-24 Delisted — HGMLS
• 2007-01-24 Price Changed $709,000 HGMLS
• 2007-01-22 Delisted — HGMLS
• 2007-01-12 Listed $690,000 HGMLS
• 2006-06-14 Listed — HGMLS
• 2005-09-18 Delisted — HGMLS
• 2005-05-18 Listed — HGMLS
• 2004-02-13 Sold (Public Records) $427,900 Public Records
• 2003-08-11 Sold (MLS) $429,000 HGMLS
• 2003-07-24 Delisted — HGMLS
• 2003-06-25 Listed $429,000 HGMLS

Property tax history

+5.4%/yr

Latest (2025): $15,612 · +4.1% YoY. Source: county tax records.