875 Hanover St · Yorktown Heights, NY 10598

$1,054,000

4 bd · 2.0 ba · 2,872 sqft · SingleFamily public records · 14 Days on market

Built 2000 4.54 ac lot Est $1002k · 5% over

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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 +22.0/30.0
• DSCR +7.1/10.0
• 1% rule +6.9/10.0
• Schools +6.6/10.0
• ARV discount +5.2/15.0
• 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

Dramatic New Colonial In New Luxury Subdivision Last House At Hanover Woods Priced Under $500000 Large Master Suite Premier Series Kitchen In This Model From Yorktown Kitchens

Key facts

• 4.54 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• HOA & community: Additional fee for plowing of road (see remarks)

Exterior

• Parking: Driveway; Garage; Two-car garage
• Security: Security system
• Utilities: Con Edison electric; Septic tank; Cable connected; Electricity connected; Public trash collection
• Home design: Single family residence; Three or more levels
• Construction: Frame construction; Wood siding
• Exterior features: Mailbox; Fenced yard (wood fence); Back yard; Landscaped grounds; Near shops; Partially wooded; Private setting; Stone/brick wall; Finished basement with walk-out access and storage

Interior

• Kitchen: Cooktop; Electric cooktop; Dishwasher; Refrigerator; Stainless steel appliances; Granite counters; Kitchen island; Eat-in kitchen; Open kitchen
• Bedrooms: Total rooms: 8; Attic with pull-down stairs (full attic)
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air; Hot water heating; Oil and propane heating; Heating details: see remarks
• Interior features: Chandelier; Eat-in kitchen; Entrance foyer; Formal dining room; Granite counters; Kitchen island; Open kitchen; Walk-in closets; Washer/dryer hookup; Casement windows; Covered patio; Deck
• Laundry & utility: Washer; Dryer; Laundry in basement; Washer/dryer hookup; Water softener (owned); Generator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.05M).
• Cap rate 8.2% vs local median 1.7% in Yorktown Heights — 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 72/100 on livability (#343 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Yorktown Central School District (rural): math 67% / reading 73% proficiency, ranked #83 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Brookside School (math 77% / reading 92%, grade A+, #93 of 2,108 statewide, top 6%, 519 students, 10% FRL); Mildred E Strang Middle School (math 52% / reading 73%, grade B+, #133 of 729 statewide, top 18%, 794 students, 14% FRL); Yorktown High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 1,104 students, 14% FRL).
• Market conditions: 160 active listings in the ZIP; 1 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 $32k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y ago; this cycle's ask is 41% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $745k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $1,054,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.19% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,002,328
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 Colonel Greene Rd	0.42mi	4/3.0	2,582 (-10%)	9mo	$900,000	$349	52
1178 White Horse Ln	0.73mi	4/3.5	3,262 (+14%)	14mo	$835,000	$256	26

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-62,671
• Equity at exit: $157,155

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $86,720
• Equity at exit: $91,131

Cash invested: $295,120 (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 10598

• Active inventory: 160
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $12,500 medium
• Mortgage (P&I): −$5,527
• Tax from tax record: −$2,223 /mo · $26,671/yr
• Insurance: −$439
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,625
• Net cashflow: $1,686

Break-even live

Break-even rent $10,366

Max offer price $1,054,000

Occupancy floor 82%

Sensitivity live

Price	-10% $2,283	-5% $1,984	+0% $1,686	+5% $1,388	+10% $1,089
Rent	-10% $698	-5% $1,192	+0% $1,686	+5% $2,180	+10% $2,673
Rate	-1.0pp $2,217	-0.5pp $1,954	base $1,686	+0.5pp $1,413	+1.0pp $1,135

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: $263,500
• Closing costs: $31,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Crow Hill Rd Mount Kisco, NY	4.0	2.0	3000	$12,500	$4.17	3d	1	1.27mi

Listing history 12 events

1. 2026-06-18
   days on market $1,054,000 Active 14 DOM
2. 2026-06-17
   days on market $1,054,000 Active 13 DOM
3. 2026-06-16
   days on market $1,054,000 Active 12 DOM
4. 2026-06-15
   days on market $1,054,000 Active 11 DOM
5. 2026-06-13
   days on market $1,054,000 Active 9 DOM
6. 2026-06-13
   days on market $1,054,000 Active 8 DOM
7. 2026-06-09
   days on market $1,054,000 Active 5 DOM
8. 2026-06-08
   days on market $1,054,000 Active 4 DOM
9. 2026-06-07
   statusdays on market $1,054,000 Active 3 DOM
10. 2026-06-04
    days on market $1,054,000 Coming Soon 2 DOM
11. 2026-06-02
    remarks 693-char remark
12. 2026-06-02
    listed $1,054,000 Coming Soon 1 DOM

ⓘ 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: $26,671 · $2,223/mo
• Projected year-2 tax: $26,671 · $2,223/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 3/10 Moderate
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $150,000
• − Mortgage interest: −$59,040
• − Property taxes: −$26,671
• − Insurance: −$5,270
• − Repairs & maintenance: −$12,000
• − Management: −$12,000
• − Depreciation: −$30,662
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $19,186/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: Yorktown Central School District
• NCES district ID: 3631980
• Math proficiency: 67% ▼ -4.00%
• Reading proficiency: 73% ▲ 7.00%
• Median HH income: $117,838
• Composite: 65.83/100
• National rank: #454
• State rank: #83 of 590 in NY

Livability — Yorktown Heights

• Score: 72/100
• State rank: #343
• US rank: #5799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,894

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 7% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 5% 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: ▼ -580.71%
• Current HPI: 248.9112
• 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

+100.8% since first listed

14 events — show timeline

• 2026-06-02 Coming Soon $1,054,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $515,000 HGMLS
• 2004-05-04 Sold (Public Records) $745,000 Public Records
• 2003-12-12 Sold (MLS) $745,000 HGMLS
• 2003-11-07 Delisted — HGMLS
• 2003-10-22 Delisted — HGMLS
• 2003-10-22 Price Changed $775,000 HGMLS
• 2003-09-22 Listed $745,000 HGMLS
• 2003-09-10 Delisted — HGMLS
• 2003-05-07 Listed — HGMLS
• 2003-04-22 Listed — HGMLS
• 2000-09-30 Sold (MLS) $525,000 HGMLS
• 2000-03-01 Delisted — HGMLS
• 1999-05-05 Listed $525,000 HGMLS

Property tax history

+3.0%/yr

Latest (2025): $26,671 · +1.4% YoY. Source: county tax records.