77 Carpenter Ave Unit 4T · Mount Kisco, NY 10549

$150,000

1 bd · 1.0 ba · 700 sqft · Condo · 79 Days on market

Built 1970 Good condition $214/sqft · 25% below area Est $199k · 25% 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).

• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• Cash flow +9.2/30.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 1BR/1BA coop in the heart of Mount Kisco. This is perfect space for so many - whether you're just starting your real estate journey, looking to downsize, or somewhere in between! Recently refreshed with new flooring, carpets, paint, kitchen tile, and bathroom tile & fixtures. Conveniently located just blocks from the train (less than 1 hour to GCT) and close to all the exciting shopping & dining that Mount Kisco has to offer. The Tara Close co-op features ample parking ($40/month for outdoor), laundry on each floor, additional storage - including for bikes & strollers, playground and picnic area. Pool is currently under renovations.

Key facts

• Recently refreshed
• Community pool
• Ample parking

Tags

• MOVE IN READY
• RECENTLY REFRESHED
• AMPLE PARKING
• LAUNDRY ON EACH FLOOR
• ADDITIONAL STORAGE
• COMMUNITY POOL

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$199,041) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 2.5% in Mount Kisco — 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 66/100 on livability (#617 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+, housing B+; Watch: schools D-, amenities F, commute F.
• Bedford Central School District (rural): math 54% / reading 60% proficiency, ranked #211 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k 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 79 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.43% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $199,041
• List price: $150,000
• Delta: -24.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-31,043
• Equity at exit: $22,365

10-year hold

• IRR: -13.9%
• Equity multiple: 0.18×
• Total profit: $-34,298
• Equity at exit: $12,969

Cash invested: $42,000 (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 10549

• Active inventory: 110
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA est. from 1 same-building comp: −$773
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-114

Break-even live

Break-even rent $2,291

Max offer price $133,542

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-62	+0% $-114	+5% $-166	+10% $-217
Rent	-10% $-283	-5% $-199	+0% $-114	+5% $-29	+10% $56
Rate	-1.0pp $-38	-0.5pp $-76	base $-114	+0.5pp $-153	+1.0pp $-192

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	44d	1	0.26mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	0d	1	1.16mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 79 DOM
2. 2026-06-17
   days on market $150,000 Active 78 DOM
3. 2026-06-16
   days on market $150,000 Active 77 DOM
4. 2026-06-15
   days on market $150,000 Active 76 DOM
5. 2026-06-13
   days on market $150,000 Active 74 DOM
6. 2026-06-13
   days on market $150,000 Active 73 DOM
7. 2026-06-10
   days on market $150,000 Active 71 DOM
8. 2026-06-09
   days on market $150,000 Active 70 DOM
9. 2026-06-08
   days on market $150,000 Active 69 DOM
10. 2026-06-07
    days on market $150,000 Active 68 DOM
11. 2026-06-05
    days on market $150,000 Active 65 DOM
12. 2026-06-03
    days on market $150,000 Active 64 DOM
13. 2026-06-03
    days on market $150,000 Active 63 DOM
14. 2026-06-01
    days on market $150,000 Active 62 DOM
15. 2026-05-31
    days on market $150,000 Active 61 DOM
16. 2026-03-31
    listed $155,000 Active 666-char remark

    Show marketing remark (666 chars)

    Move-in ready 1BR/1BA coop in the heart of Mount Kisco. This is perfect space for so many - whether you're just starting your real estate journey, looking to downsize, or somewhere in between! Recently refreshed with new flooring, carpets, paint, kitchen tile, and bathroom tile & fixtures. Conveniently located just blocks from the train (less than 1 hour to GCT) and close to all the exciting shopping & dining that Mount Kisco has to offer. The Tara Close co-op features ample parking ($40/month for outdoor), laundry on each floor, additional storage - including for bikes & strollers, playground and picnic area. Pool is currently under renovations.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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: $25,760
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$9,276
• − Depreciation: −$4,364
• Taxable loss: −$3,403
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $-548/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready 1BR/1BA coop is in excellent condition with recent updates, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Rental ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Rental ceiling fans — improves comfort and energy efficiency ↑

ⓘ 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: Bedford Central School District
• NCES district ID: 3619950
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $98,055
• Composite: 53.17/100
• National rank: #1508
• State rank: #211 of 590 in NY

Livability — Mount Kisco

• Score: 66/100
• State rank: #617
• US rank: #11203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Kisco, NY
• County: Westchester County · 709,332 people
• City population: 16,135
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 16,135
• Household income: $133,988
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 368.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 24% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -371.21%
• Current HPI: 268.8086
• 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

1 event — show timeline

• 2026-03-31 Listed $155,000 OneKey® MLS as Distributed by MLS Grid