1840 Crompond Unit 5C2 · Peekskill, NY 10566

$120,000

1 bd · 1.0 ba · 750 sqft · Condo · 29 Days on market

Built 1970 Good condition $160/sqft · 16% below area Est $142k · 16% under

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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 +19.7/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Stonegate- comfort, convenience and effortless living at an affordable price! This inviting one bedroom, one bath co-op offers the perfect blend of tranquility and space in a beautifully maintained community. The second floor unit features a kitchen with brand new stainless steel appliances and a dining area- perfect for entertaining- just add new carpeting and your personal touches to make it your own. Step out onto your private balcony and enjoy panoramic views and gorgeous sunsets. Stonegate residents enjoy a relaxing lifestyle with almost everything included in the monthly maintenance fees- taxes, heat, hot water, internet & cable, grounds & building maintenance-

Key facts

• On site laundry
• Private balcony
• Panoramic views

Tags

• PRIVATE BALCONY
• PANORAMIC VIEWS
• WELL KEPT COMMUNITY
• POOL
• PICNIC AND BARBECUE AREA
• ON SITE LAUNDRY

Property features AI

Finance

• HOA & community: Association managed by Ferrara Management; Monthly association fee; Association amenities include maintenance of grounds, parking, pool, and trash; Association fee covers cable TV, common-area maintenance, exterior maintenance, grounds care, heat, hot water, internet, pool service, sewer, snow removal, trash and water

Exterior

• Parking: Assigned parking; Unassigned parking; Parking lot; Total of 1 parking space
• Utilities: Con-Edison electric; Public sewer; Cable connected; Electricity connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Second-floor entry; One level (unit within a multi-story building)
• Construction: Brick exterior
• Exterior features: Brick construction; Community outdoor in-ground pool with cover; Near public transit; Near shops; Near school; Sloped lot; Views; Pool and sidewalks in community

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Located on second floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (oil); Wall/window air conditioning units
• Interior features: Pantry; Storage; Terrace; Cats allowed
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.2% in Peekskill — 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 (#132 in NY, #2,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A-; Watch: amenities F, cost of living F.
• Peekskill City School District (suburban): math 37% / reading 36% proficiency, ranked #670 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hillcrest School (math 24% / reading 37%, grade F, #1,684 of 2,108 statewide, top 80%, 560 students, 61% FRL); Peekskill Middle School (math 75% / reading 70%, grade A, #75 of 729 statewide, top 10%, 794 students, 63% FRL); Peekskill High School (math 79% / reading 44%, grade B-, #841 of 1,100 statewide, top 76%, 1,017 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Peekskill City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 117 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 4.4

CMA / ARV

• ARV (median comp): $142,496
• List price: $120,000
• Delta: -15.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.51×
• Total profit: $-16,435
• Equity at exit: $17,892

10-year hold

• IRR: -19.1%
• Equity multiple: 0.24×
• Total profit: $-25,541
• Equity at exit: $10,375

Cash invested: $33,600 (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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA est. from 1 same-building comp: −$834
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $140

Break-even live

Break-even rent $2,105

Max offer price $120,000

Occupancy floor 89%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	43d	1	0.26mi
1701 Crompond Rd #4403 Peekskill, NY	2.0	2.0	1000	$2,600	$2.60	18d	1	0.35mi
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	15d	1	0.77mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$2,574	$3.02	1d	5	0.90mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	43d	1	0.96mi
1014 Main St Unit 1 Peekskill, NY	2.0	1.0	1000	$2,000	$2.00	43d	1	1.05mi
26 Forest Ave Cortlandt Manor, NY	2.0	1.0	1000	$3,099	$3.10	1d	1	1.05mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	18d	1	1.06mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	20d	1	1.10mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	7d	1	1.10mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	43d	1	1.10mi
958 Phoenix Ave Peekskill, NY	2.0	1.0	964	$2,500	$2.59	1d	1	1.13mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,299	$2.63	1d	3	1.41mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-03
   statusdays on market $120,000 Pending 29 DOM
2. 2026-06-02
   days on market $120,000 Active 28 DOM
3. 2026-06-01
   days on market $120,000 Active 27 DOM
4. 2026-05-31
   days on market $120,000 Active 26 DOM
5. 2026-05-05
   listed $120,000 Active 1810-char remark

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,386
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$10,008
• − Depreciation: −$3,491
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $1,583/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 · 27 photos

Good 80/100 Cosmetic rehab

This one-bedroom, one-bath co-op is in good condition with new stainless steel appliances and a double vanity. The property is well-maintained and offers a relaxing lifestyle with included amenities.

Value-add opportunities

• Both Replace carpeting — New carpeting will improve the overall appearance and comfort of the living space
• Both Paint interior walls — Fresh paint will brighten the space and make it more appealing
• Both Replace outdated furniture — New furniture will refresh the living space and make it more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Replace carpeting — New carpeting will improve the overall appearance and comfort of the living space ↑
• Both Paint interior walls — Fresh paint will brighten the space and make it more appealing ↑
• Both Replace outdated furniture — New furniture will refresh the living space and make it more inviting ↑

ⓘ 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: Peekskill City School District
• NCES district ID: 3622650
• Math proficiency: 37% ▲ 4.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $54,563
• Composite: 34.6/100
• National rank: #10089
• State rank: #670 of 755 in NY

Livability — Peekskill

• Score: 79/100
• State rank: #132
• US rank: #2121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peekskill, NY
• County: Westchester County · 709,332 people
• City population: 25,625
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,625
• Household income: $85,954
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1507.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 32% Black 17% Two or more races 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 27% · Canada
• Languages at home: 57% English-only · Spanish 37% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -96.67%
• Current HPI: 307.944
• Rent YoY: ▲ 0.12%
• 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

2 events — show timeline

• 2026-06-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $120,000 OneKey® MLS as Distributed by MLS Grid