23 Bouton St · West Mountain, CT 10590

$685,000

3 bd · 2.5 ba · 1,862 sqft · SingleFamily · 30 Days on market

Built 1920 0.43 ac lot Est $1143k · 40% under $25/mo HOA

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Family Home In Great Lake Community. Beautifully Treed Lot With Lake And Beach Rights. Assoc. Fees. 3/4 Brs. Lovely Study. Orignial Fireplace. Large Lvg. Rm. Includes Lots 20 & 22.

Key facts

• Open floor plan
• Lake views
• Sliding glass doors

Tags

• LAKE VIEWS
• OPEN FLOOR PLAN
• LARGE BAY WINDOW
• SLIDING GLASS DOORS
• LARGE KITCHEN
• DINING AREA

Property features AI

Finance

• HOA & community: Community association with annual fee of $300 covering common area maintenance

Exterior

• Parking: Driveway parking (total 2); Attached garage (1 car)
• Utilities: Water connected; Septic tank; Electricity connected; Private trash collection
• Home design: Single family residence; Three or more levels
• Construction: Vinyl siding construction; Block foundation
• Exterior features: Waterfront property; Vinyl siding

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 9 rooms (bedrooms included) — multiple levels
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Oil heating; Central air conditioning; Living room fireplace (1)
• Interior features: Open floor plan; First-floor full bathroom; Deck; Unfinished basement; Pull-down attic stairs
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $685k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $685k).
• Recommended offer: $675k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.1% in West Mountain — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Increase Miller Elementary School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 489 students, 9% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL).
• Market conditions: 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $21k 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 $192k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($675k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $345k; list at $685k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $674,725 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $1,143,268
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Indian Ln	0.16mi	3/3.0	2,025 (+9%)	12mo	$1,375,000	$679	66
135 Main St	0.23mi	3/3.0	1,993 (+7%)	13mo	$785,000	$394	65
39 Knapp Rd	0.72mi	2/3.0 (-1)	1,955 (+5%)	5mo	$1,265,000	$647	47
29 Oscaleta Rd	0.55mi	3/2.0	2,076 (+12%)	8mo	$1,275,000	$614	46
21 Lake Shore Dr	0.72mi	2/3.0 (-1)	1,940 (+4%)	8mo	$1,325,000	$683	46
45 Old Oscaleta Rd	0.44mi	3/2.0	1,660 (-11%)	21mo	$965,000	$581	42
7 Main St	0.73mi	3/2.5	2,116 (+14%)	9mo	$999,000	$472	35
167 Main St	0.49mi	4/2.5 (+1)	2,120 (+14%)	20mo	$955,000	$450	33

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $185,648
• Equity at exit: $102,136

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $544,407
• Equity at exit: $59,226

Cash invested: $191,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 10590

• Home prices YoY: -30.8%
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $12,077 medium
• Mortgage (P&I): −$3,592
• Tax from tax record: −$985 /mo · $11,818/yr
• Insurance: −$285
• HOA: −$25
• Vacancy / Maint / Mgmt: −$2,536
• Net cashflow: $4,653

Break-even live

Break-even rent $6,187

Max offer price $685,000

Occupancy floor 56%

Sensitivity live

Price	-10% $5,041	-5% $4,847	+0% $4,653	+5% $4,459	+10% $4,266
Rent	-10% $3,699	-5% $4,176	+0% $4,653	+5% $5,130	+10% $5,607
Rate	-1.0pp $4,998	-0.5pp $4,828	base $4,653	+0.5pp $4,476	+1.0pp $4,295

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Lake Shore Dr South Salem, NY	4.0	2.5	2430	$6,500	$2.67	15d	1	0.23mi
57 Truesdale Lake Dr South Salem, NY	3.0	2.5	1350	$7,000	$5.19	3d	1	0.45mi
49 Twin Lakes Rd South Salem, NY	3.0	3.0	2435	$14,000	$5.75	3d	1	0.99mi
34 Twin Lakes Rd South Salem, NY	3.0	2.0	1866	$15,000	$8.04	3d	1	1.01mi
24 Cove Rd South Salem, NY	3.0	2.0	1600	$18,000	$11.25	3d	1	1.33mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 14 events

1. 2026-04-11
   status Pending
2. 2026-03-31
   price $685,000
3. 2026-03-24
   price $699,000
4. 2026-03-24
   price $705,000
5. 2026-03-18
   price $718,000
6. 2026-03-11
   listed $719,000 Active
7. 2000-06-05
   soldstatus $345,000
8. 2000-05-04
   soldstatus $345,000 194-char remark

   Show marketing remark (194 chars)

   Charming Family Home In Great Lake Community. Beautifully Treed Lot With Lake And Beach Rights. Assoc. Fees. 3/4 Brs. Lovely Study. Orignial Fireplace. Large Lvg. Rm. Includes Lots 20 & 22.

9. 2000-03-14
   historical 194-char remark

   Show marketing remark (194 chars)

   Charming Family Home In Great Lake Community. Beautifully Treed Lot With Lake And Beach Rights. Assoc. Fees. 3/4 Brs. Lovely Study. Orignial Fireplace. Large Lvg. Rm. Includes Lots 20 & 22.

10. 2000-03-14
    price $359,000 194-char remark

    Show marketing remark (194 chars)

    Charming Family Home In Great Lake Community. Beautifully Treed Lot With Lake And Beach Rights. Assoc. Fees. 3/4 Brs. Lovely Study. Orignial Fireplace. Large Lvg. Rm. Includes Lots 20 & 22.

11. 2000-02-18
    historical
12. 2000-01-18
    listed $345,000 194-char remark

    Show marketing remark (194 chars)

    Charming Family Home In Great Lake Community. Beautifully Treed Lot With Lake And Beach Rights. Assoc. Fees. 3/4 Brs. Lovely Study. Orignial Fireplace. Large Lvg. Rm. Includes Lots 20 & 22.

13. 2000-01-18
    listed

    Show marketing remark (194 chars)

    Charming Family Home In Great Lake Community. Beautifully Treed Lot With Lake And Beach Rights. Assoc. Fees. 3/4 Brs. Lovely Study. Orignial Fireplace. Large Lvg. Rm. Includes Lots 20 & 22.

14. 1999-10-06
    listed

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

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $11,818 · $985/mo
• Projected year-2 tax: $13,238 · $1,103/mo
• Expected delta: +$1,421/yr (+$118/mo · 12.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 17 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $144,923
• − Mortgage interest: −$38,371
• − Property taxes: −$11,818
• − Insurance: −$3,425
• − Repairs & maintenance: −$11,594
• − Management: −$11,594
• − HOA: −$300
• − Depreciation: −$19,927
• Taxable income: $47,894
• Est. tax owed @ 24.0%: −$11,495
• After-tax cash flow: $44,345/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — West Mountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,314

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Korean 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: ▼ -66.87%
• Current HPI: 150.088
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+98.6% since first listed

14 events — show timeline

• 2026-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $685,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $705,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $718,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Listed $719,000 OneKey® MLS as Distributed by MLS Grid
• 2000-06-05 Sold (Public Records) $345,000 Public Records
• 2000-05-04 Sold (MLS) $345,000 HGMLS
• 2000-03-14 Price Changed $359,000 HGMLS
• 2000-03-14 Delisted — HGMLS
• 2000-02-18 Delisted — HGMLS
• 2000-01-18 Listed — HGMLS
• 2000-01-18 Listed $345,000 HGMLS
• 1999-10-06 Listed — HGMLS

Property tax history

+6.3%/yr

Latest (2025): $11,818 · +4.1% YoY. Source: county tax records.