6 Foxwood Ln · Thornwood, NY 10594

$949,000

3 bd · 2.0 ba · 1,935 sqft · SingleFamily public records · 22 Days on market

Built 1966 1.01 ac lot 2-car garage Est $880k · 8% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.0/10.0
• ARV discount +4.0/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Is The House You've Been Waiting For! Sitting Pretty On A Lovely One Acre Property With Level Yard, Patio And More! Perfect For Entertaining! Well Maintained Home W/ Central Air, New Roof, Hardwood Floors Come See!!

Key facts

• Large deck
• Walk-in closet
• Huge backyard

Tags

• PARK-LIKE LEVEL ACRE
• LARGE DECK
• HUGE BACKYARD
• FENCED GARDEN AREA
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Additional parcel(s) on the property

Exterior

• Parking: Driveway2-car garage
• Utilities: Con Edison electricPublic sewerCable connectedElectricity connectedNatural gas connectedSewer connectedWater connected
• Home design: Single family residenceMulti/split levels
• Construction: Brick and shingle sidingFinished walk-out basement
• Exterior features: Back yardFront yardCleared lotLevel lotNear schoolNot waterfront

Interior

• Kitchen: DishwasherGas rangeOvenRefrigeratorGranite countersEat-in kitchen
• Bedrooms: Includes a first-floor bedroom
• Flooring: Ceramic tileHardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioningBaseboard heatingHot water heatingNatural gas heating
• Interior features: First-floor bedroomFirst-floor full bathroomEat-in kitchenFormal dining roomGranite countertopsOpen floor planPrimary bathroomRecessed lightingWalk-in closet(s)Finished basement with walk-out accessPull-down attic stairsDeckPatio
• Laundry & utility: WasherDryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $949k).
• Recommended offer: $935k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.4% 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; 2 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• 2 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 $614k; list at $949k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $934,765 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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: 1.33% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $880,425
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Swanson Dr	0.27mi	4/3.0 (+1)	1,950 (+1%)	21mo	$850,000	$436	60
70 Highland Rd	0.21mi	3/2.5	1,656 (-14%)	8mo	$800,000	$483	57
107 Whittier Dr	0.74mi	4/2.0 (+1)	2,024 (+5%)	0mo	$941,000	$465	52
10 Roy Pl	0.16mi	3/2.0	2,200 (+14%)	21mo	$999,999	$455	52
24 Saxon Dr	0.30mi	3/1.5	1,688 (-13%)	18mo	$880,000	$521	48
5 Roy Pl	0.22mi	4/1.5 (+1)	1,647 (-15%)	17mo	$680,000	$413	44
24 Westlake Dr	0.31mi	3/2.5	2,224 (+15%)	20mo	$1,100,000	$495	42
49 Glen Forest St	0.35mi	4/2.0 (+1)	2,200 (+14%)	18mo	$605,000	$275	41
55 Bainbridge Ave	0.72mi	3/2.0	2,185 (+13%)	9mo	$965,000	$442	38

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $39,870
• Equity at exit: $141,499

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $285,307
• Equity at exit: $82,052

Cash invested: $265,720 (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 10594

• Home prices YoY: -18.7%
• Active inventory: 33
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $12,666 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$1,600 /mo · $19,203/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,660
• Net cashflow: $3,033

Break-even live

Break-even rent $8,826

Max offer price $949,000

Occupancy floor 71%

Sensitivity live

Price	-10% $3,571	-5% $3,302	+0% $3,033	+5% $2,765	+10% $2,496
Rent	-10% $2,033	-5% $2,533	+0% $3,033	+5% $3,534	+10% $4,034
Rate	-1.0pp $3,511	-0.5pp $3,275	base $3,033	+0.5pp $2,788	+1.0pp $2,537

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	47d	1	0.05mi
12 Wyeth Ct Pleasantville, NY	3.0	2.5	2583	$7,000	$2.71	28d	1	1.33mi

Listing history 7 events

1. 2026-05-09
   status Pending
2. 2026-04-16
   listed $949,000 Active
3. 2003-06-05
   soldstatus $614,000
4. 2003-04-10
   soldstatus $614,000 221-char remark

   Show marketing remark (221 chars)

   This Is The House You've Been Waiting For! Sitting Pretty On A Lovely One Acre Property With Level Yard, Patio And More! Perfect For Entertaining! Well Maintained Home W/ Central Air, New Roof, Hardwood Floors Come See!!

5. 2003-03-10
   price $619,000 221-char remark

   Show marketing remark (221 chars)

   This Is The House You've Been Waiting For! Sitting Pretty On A Lovely One Acre Property With Level Yard, Patio And More! Perfect For Entertaining! Well Maintained Home W/ Central Air, New Roof, Hardwood Floors Come See!!

6. 2003-03-10
   historical 221-char remark

   Show marketing remark (221 chars)

   This Is The House You've Been Waiting For! Sitting Pretty On A Lovely One Acre Property With Level Yard, Patio And More! Perfect For Entertaining! Well Maintained Home W/ Central Air, New Roof, Hardwood Floors Come See!!

7. 2003-02-13
   listed $614,000 221-char remark

   Show marketing remark (221 chars)

   This Is The House You've Been Waiting For! Sitting Pretty On A Lovely One Acre Property With Level Yard, Patio And More! Perfect For Entertaining! Well Maintained Home W/ Central Air, New Roof, Hardwood Floors Come See!!

ⓘ 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: $19,203 · $1,600/mo
• Projected year-2 tax: $19,203 · $1,600/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 14 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: $151,987
• − Mortgage interest: −$53,159
• − Property taxes: −$19,203
• − Insurance: −$4,745
• − Repairs & maintenance: −$12,159
• − Management: −$12,159
• − Depreciation: −$27,607
• Taxable income: $22,955
• Est. tax owed @ 24.0%: −$5,509
• After-tax cash flow: $30,892/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

• 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

+54.6% since first listed

7 events — show timeline

• 2026-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2003-06-05 Sold (Public Records) $614,000 Public Records
• 2003-04-10 Sold (MLS) $614,000 HGMLS
• 2003-03-10 Delisted — HGMLS
• 2003-03-10 Price Changed $619,000 HGMLS
• 2003-02-13 Listed $614,000 HGMLS

Property tax history

+5.0%/yr

Latest (2025): $19,203 · -0.2% YoY. Source: county tax records.