10 Madison Rd · Eastchester, NY 10583

$1,149,000

5 bd · 2.5 ba · 2,437 sqft · SingleFamily · 33 Days on market

Built 1949 7,340 sqft lot Est $1487k · 23% 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
• Cash flow +12.4/30.0
• Schools +7.2/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly nestled in a sought-after Scarsdale P. O. neighborhood within the coveted Eastchester School District, this handsome brick colonial blends timeless architectural character with thoughtful modern updates throughout. A sun-drenched living room anchored by a wood-burning fireplace sets a warm, inviting tone from the moment of entry. An adjoining sitting room with wet bar makes effortless work of entertaining, while painted exposed brick walls add texture. The formal dining room flows naturally into a beautifully remodeled eat-in kitchen appointed with stainless-steel appliances, custom wood cabinetry, and quartz countertops. A first-floor bedroom, equally suited as a private home off

Key facts

• 7,340 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Exterior

• Parking: Garage (2 spaces)
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Water connected
• Home design: Single family residence; Two levels
• Construction: Brick construction
• Exterior features: Brick exterior; Corner, level lot; Not waterfront

Interior

• Kitchen: Gas cooktop; Oven; Microwave; Refrigerator; Freezer; Stainless steel appliances
• Bedrooms: Bedroom on first floor
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Central air conditioning; 2 wood-burning fireplaces (living room and basement)
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Formal dining room; Quartz/Quartzite counters; Storage; Patio; Partially finished basement; Partial attic
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.12M (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.04M (9.4% below list).
• Recommended offer: $1.04M (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Eastchester — 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 78/100 on livability (#159 in NY, #2,451 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities D-, cost of living F, health & safety D-.
• Eastchester Union Free School District (suburban): math 79% / reading 80% proficiency, ranked #42 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Greenvale School (math 88% / reading 88%, grade A+, #64 of 2,108 statewide, top 3%, 508 students, 0% FRL); Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $10,413/mo this rent would consume 50% of the median local household income ($250k/yr) (locally 560% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 33 days — a 3% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $950k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,041,304 (9.4% 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 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $1,486,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Hilburn Rd	0.22mi	4/3.0 (-1)	2,429 (-0%)	3mo	$1,670,000	$688	80
85 Vernon Dr	0.29mi	4/2.5 (-1)	2,450 (+0%)	6mo	$1,150,000	$469	76
32 Lambert Ln	0.49mi	4/3.0 (-1)	2,464 (+1%)	1mo	$890,000	$361	67
144 Gaylor Rd	0.43mi	4/3.5 (-1)	2,225 (-9%)	2mo	$1,425,000	$640	55
88 Lakeview Ave	0.70mi	4/2.5 (-1)	2,459 (+1%)	7mo	$1,501,000	$610	55
63 Bonnie Meadow Rd	0.53mi	4/3.5 (-1)	2,345 (-4%)	8mo	$910,000	$388	53
14 Shady Ln	0.57mi	4/4.5 (-1)	2,397 (-2%)	6mo	$1,975,000	$824	53
8 Homestead Ave	0.42mi	4/3.5 (-1)	2,644 (+8%)	10mo	$1,450,000	$548	49
18 Tunstall Rd	0.67mi	5/3.5	2,650 (+9%)	1mo	$1,950,000	$736	49
78 Woodruff Ave	0.70mi	4/2.5 (-1)	2,302 (-6%)	9mo	$1,160,000	$504	46
9 Dogwood Dr	0.55mi	4/2.5 (-1)	2,197 (-10%)	9mo	$1,260,000	$574	45
82 Seton Dr	0.74mi	5/3.5	2,149 (-12%)	2mo	$1,400,000	$651	40

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-197,387
• Equity at exit: $171,320

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-185,068
• Equity at exit: $99,345

Cash invested: $321,720 (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 10583

• Active inventory: 293
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $10,413 high
• Mortgage (P&I): −$6,025
• Tax from tax record: −$1,905 /mo · $22,859/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,187
• Net cashflow: $-183

Break-even live

Break-even rent $10,644

Max offer price $1,116,701

Occupancy floor 97%

Sensitivity live

Price	-10% $468	-5% $142	+0% $-183	+5% $-508	+10% $-833
Rent	-10% $-1,005	-5% $-594	+0% $-183	+5% $228	+10% $640
Rate	-1.0pp $396	-0.5pp $109	base $-183	+0.5pp $-481	+1.0pp $-783

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: $287,250
• Closing costs: $34,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Marion Dr New Rochelle, NY	4.0	3.0	3246	$11,000	$3.39	0d	1	0.78mi
109 Lee Rd Scarsdale, NY	5.0	3.5	3109	$15,000	$4.82	12d	1	0.84mi
75 Lord Kitchener Rd New Rochelle, NY	4.0	4.5	3032	$10,000	$3.30	6d	1	1.11mi
4 Greentree Dr Scarsdale, NY	4.0	2.5	2086	$6,850	$3.28	0d	1	1.12mi
372 Heathcote Rd Scarsdale, NY	4.0	3.0	2826	$12,000	$4.25	0d	1	1.30mi
45 Fisher Ave Tuckahoe, NY	4.0	2.5	2850	$8,500	$2.98	4d	1	1.44mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-06
   price $1,149,000
3. 2026-03-26
   listed $1,275,000 Active
4. 2026-03-23
   historical $1,275,000
5. 2025-06-20
   soldstatus $950,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $22,859 · $1,905/mo
• Projected year-2 tax: $22,859 · $1,905/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 1/10 Low
• 🌡 Heat 6/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $124,957
• − Mortgage interest: −$64,362
• − Property taxes: −$22,859
• − Insurance: −$5,745
• − Repairs & maintenance: −$9,997
• − Management: −$9,997
• − Depreciation: −$33,425
• Taxable loss: −$21,428
• Est. tax savings @ 24.0%: +$5,143
• After-tax cash flow: $2,949/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: Eastchester Union Free School District
• NCES district ID: 3610080
• Math proficiency: 79% ▲ 1.00%
• Reading proficiency: 80% ▲ 9.00%
• Median HH income: $96,944
• Composite: 71.74/100
• National rank: #216
• State rank: #42 of 590 in NY

Livability — Eastchester

• Score: 78/100
• State rank: #159
• US rank: #2451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastchester, NY
• County: Westchester County · 709,332 people
• City population: 10,274
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 5%

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: ▼ -851.83%
• Current HPI: 283.4725
• 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

+20.9% since first listed

5 events — show timeline

• 2026-04-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $1,149,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $1,275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $1,275,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-20 Sold (Public Records) $950,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $22,859 · +2.9% YoY. Source: county tax records.