150 Overlook Ave Unit 2K · Peekskill, NY 10566

$89,500

None bd · 1.0 ba · 550 sqft · Townhouse · 10 Days on market

Built 1975 Good condition 15 ac lot Est $80k · 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Bright studio now available subject to Coop qualification and approval. Well maintained building offering inground pool, tennis, outside sitting area. Building has cameras for security. Beautifully and professionally maintained grounds. Income for cash studio purchase is $45,000, $55,000 for mortgage purchase. Income to debt ratio is 34%. Down payment is 20%. Minimum credit score 725. Two months maintenance toward capital improvement fund. Twelve months of liquid assets post closing to be documented. No renting unless purchased prior to 1990. No subletting. Excellent location to local activities, medical care, Paramount Center, restaurants, Metro North. Enjoy outdoor concerts at the Riv

Key facts

• Community pool
• Built 1975
• Listed 9 days

Property features AI

Exterior

• Parking: Assigned and unassigned parking in a parking lot and off-street spaces
• Security: Video cameras
• Utilities: Public sewer; Cable available; Electricity connected; Water connected
• Home design: Stock cooperative; Single-level living; Entry level: 2
• Construction: Stucco construction
• Exterior features: Stucco exterior; In-ground pool; Video camera security; Not waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Refrigerator
• Bedrooms: 2 rooms total (listed as 2 rooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor full bath; Elevator access; Outdoor space; Pool/Spa
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath townhouse listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 22.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $619 of loan paydown is wiped out by about $3k 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 + 0.1% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $89,500

Questions for the listing agent

1. Built in 1975 — 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. 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.
4. 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.
5. 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: 2.60% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.52%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $79,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Overlook Ave Unit 6L	0.02mi	—/1.0	550 (0%)	1mo	$75,000	$136	98
150 Overlook Ave Unit 3K	0.02mi	—/1.0	550 (0%)	5mo	$93,000	$169	95
150 Overlook Ave Unit 5K	0.02mi	—/1.0	550 (0%)	6mo	$82,000	$149	94
154 Overlook Ave Unit 1A	0.05mi	—/1.0	550 (0%)	5mo	$95,000	$173	93
150 Overlook Unit 5E	0.02mi	—/1.0	550 (0%)	14mo	$78,000	$142	87
150 Overlook Ave Unit 8L	0.02mi	—/1.0	550 (0%)	15mo	$75,000	$136	87
150 Overlook Ave Unit 6K	0.02mi	—/1.0	550 (0%)	17mo	$72,500	$132	85
154 Overlook Ave Unit GG	0.05mi	—/1.0	550 (0%)	18mo	$74,900	$136	83
152 Overlook Ave Unit 1D	0.04mi	—/1.0	550 (0%)	19mo	$76,000	$138	82
150 Overlook Ave Unit 2G	0.02mi	—/1.0	500 (-9%)	9mo	$86,000	$172	77
150 Overlook Ave Unit 3G	0.02mi	—/1.0	500 (-9%)	14mo	$72,500	$145	72
5208 Villa At The Woods Unit B408	0.62mi	1/1.0	539 (-2%)	9mo	$200,000	$371	60

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 3.27×
• Total profit: $56,811
• Equity at exit: $13,345

10-year hold

• IRR: 57.9%
• Equity multiple: 5.96×
• Total profit: $124,422
• Equity at exit: $7,738

Cash invested: $25,060 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,222

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,284	-5% $1,253	+0% $1,222	+5% $1,191	+10% $1,160
Rent	-10% $1,038	-5% $1,130	+0% $1,222	+5% $1,314	+10% $1,406
Rate	-1.0pp $1,267	-0.5pp $1,245	base $1,222	+0.5pp $1,199	+1.0pp $1,175

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	16d	1	0.22mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	44d	1	0.35mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$3,038	$3.56	0d	5	0.42mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	20d	1	0.43mi
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	44d	1	0.54mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	21d	1	0.59mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,795	$3.19	0d	3	0.78mi
207 Chateau Rive #207 Peekskill, NY	1.0	1.0	600	$2,295	$3.83	20d	1	1.05mi
305 Chateau Rive Peekskill, NY	1.0	1.5	600	$2,295	$3.83	0d	1	1.06mi
403 Chateau Rive Unit 403 Peekskill, NY	1.0	1.0	500	$2,295	$4.59	44d	1	1.08mi
304 Chateau Rive Unit 304 Peekskill, NY	1.0	1.5	700	$2,600	$3.71	0d	1	1.10mi

Listing history 12 events

1. 2026-06-21
   days on market $89,500 Active 10 DOM
2. 2026-06-18
   days on market $89,500 Active 7 DOM
3. 2026-06-17
   days on market $89,500 Active 6 DOM
4. 2026-06-16
   days on market $89,500 Active 5 DOM
5. 2026-06-15
   days on market $89,500 Active 4 DOM
6. 2026-06-13
   statusdays on market $89,500 Active 2 DOM
7. 2026-06-09
   days on market $89,500 Coming Soon 7 DOM
8. 2026-06-08
   days on market $89,500 Coming Soon 6 DOM
9. 2026-06-07
   days on market $89,500 Coming Soon 5 DOM
10. 2026-06-04
    days on market $89,500 Coming Soon 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $89,500 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.

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 20% 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: $27,960
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$2,604
• Taxable income: $14,079
• Est. tax owed @ 24.0%: −$3,379
• After-tax cash flow: $11,287/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 multi-family unit is in good condition with cosmetic updates needed. The property offers a well-maintained building and beautiful grounds, making it an attractive investment.

Repairs flagged

• Moderate kitchen cabinets — dated and need updating
• Minor kitchen appliances — need cleaning

Value-add opportunities

• Both kitchen cabinets and appliances — modernizing the kitchen would appeal to buyers and renters
• Both landscaping — improving the landscaping would enhance curb appeal and attract more tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and need updating	Moderate	$3,000–15,000
kitchen appliances · need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both kitchen cabinets and appliances — modernizing the kitchen would appeal to buyers and renters ↑
• Both landscaping — improving the landscaping would enhance curb appeal and attract more tenants ↑

ⓘ 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

+5324.2% since first listed

3 events — show timeline

• 2026-06-02 Coming Soon $89,500 OneKey® MLS as Distributed by MLS Grid
• 2024-11-01 Rental Removed $1,650 ONEKEY
• 2024-07-22 Listed for Rent $1,650 ONEKEY