16 Sunset Pl · Peach Lake, NY 10560

$498,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 38 Days on market

Built 1930 9,148 sqft lot $458/sqft · 37% above area Est $521k · at est. $21/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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 +9.4/15.0
• Cash flow +7.8/30.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Accepted Offer, Continue to Show**Charming bungalow in Bonnieview(Hotel Property/Not Co-op)lake community has excellent potential for expansion or renovation! This home offers 3 bedrooms, 1 bath and great yard space only 5 minute walk to Peach lake. As-is, this home is perfect for a 1st time buyer, down sizing baby boomer and weekend vacation lake house or expand and make it a perfect family home. North Salem Schools.

Key facts

• Double lot
• Two storage sheds
• Huge deck

Tags

• DOUBLE LOT
• FULLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL FLOORING
• HUGE DECK
• TWO STORAGE SHEDS

Property features AI

Finance

• Other: Community features include park, playground, and powered boats allowed
• HOA & community: Has association; Annual association fee of $250; Association fee includes snow removal

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public sewer; Electric service by NYSEG; Utilities: see remarks
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Shed(s); Not waterfront; Additional parcel(s) included

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Propane heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; Ceiling fans; Eat-in kitchen; Entrance foyer; Deck; Patio; 7 total rooms; No basement; No attic; One level
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $498k.

Deal economics

• At list price, monthly cash flow is $-563 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (21.9% below list).
• Recommended offer: $389k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#759 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• North Salem Central School District (rural): math 57% / reading 74% proficiency, ranked #125 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Pequenakonck Elementary School (math 47% / reading 72%, grade B-, #745 of 2,108 statewide, top 39%, 438 students, 16% FRL); North Salem Middle School/High School (math 67% / reading 78%, grade B+, #671 of 1,100 statewide, top 61%, 547 students, 20% FRL).
• Market conditions: 32 active listings in the ZIP; 2 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 $3k of loan paydown is wiped out by about $15k 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 38 days — a 3% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $270k; list at $498k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $388,789 (21.9% 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 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 10.7

CMA / ARV

• ARV (median comp): $520,542
• List price: $498,000
• Delta: -4.33%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Lagoon Plz	0.48mi	2/1.0	1,150 (+6%)	7mo	$395,000	$343	62
24 Orchard Rd	0.66mi	2/1.0	1,059 (-3%)	11mo	$360,000	$340	55
5 Orchard Rd	0.58mi	2/1.0	980 (-10%)	4mo	$330,000	$337	53
8 Peach Lake Dr	0.45mi	3/1.0 (+1)	1,228 (+13%)	8mo	$250,000	$204	46
69 Vails Lake Shore Dr	0.74mi	2/2.0	1,196 (+10%)	1mo	$995,000	$832	44
28 Vails Lake Shore Dr	0.59mi	2/1.0	968 (-11%)	18mo	$347,000	$358	39

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-116,370
• Equity at exit: $74,253

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-146,776
• Equity at exit: $43,058

Cash invested: $139,440 (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 10560

• Home prices YoY: -19.7%
• Active inventory: 32
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,888 medium
• Mortgage (P&I): −$2,612
• Tax from tax record: −$794 /mo · $9,531/yr
• Insurance: −$208
• HOA: −$21
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $-563

Break-even live

Break-even rent $4,600

Max offer price $398,565

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-422	+0% $-563	+5% $-704	+10% $-845
Rent	-10% $-870	-5% $-716	+0% $-563	+5% $-409	+10% $-256
Rate	-1.0pp $-312	-0.5pp $-436	base $-563	+0.5pp $-692	+1.0pp $-823

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: $124,500
• Closing costs: $14,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Sunset Pl North Salem, NY	3.0	1.0	1200	$3,900	$3.25	3d	1	0.15mi
17 Vails Lake Shore Dr Unit 17 Brewster, NY	2.0	1.0	1100	$3,850	$3.50	3d	1	0.51mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 36 events

1. 2026-06-18
   days on market $498,000 Active 38 DOM
2. 2026-06-17
   days on market $498,000 Active 37 DOM
3. 2026-06-16
   days on market $498,000 Active 36 DOM
4. 2026-06-15
   days on market $498,000 Active 35 DOM
5. 2026-06-13
   days on market $498,000 Active 33 DOM
6. 2026-06-13
   days on market $498,000 Active 32 DOM
7. 2026-06-10
   days on market $498,000 Active 30 DOM
8. 2026-06-09
   days on market $498,000 Active 29 DOM
9. 2026-06-08
   days on market $498,000 Active 28 DOM
10. 2026-06-07
    days on market $498,000 Active 27 DOM
11. 2026-06-03
    days on market $498,000 Active 23 DOM
12. 2026-06-03
    days on market $498,000 Active 22 DOM
13. 2026-06-01
    days on market $498,000 Active 21 DOM
14. 2026-05-31
    days on market $498,000 Active 20 DOM
15. 2026-05-11
    listed $498,000 Active 1387-char remark
16. 2021-10-07
    historical
17. 2021-08-19
    status Pending
18. 2021-07-26
    listed $392,000 Active
19. 2018-02-27
    soldstatus $269,900
20. 2018-02-23
    soldstatus $269,900 Sold

    Show marketing remark (424 chars)

    **Accepted Offer, Continue to Show**Charming bungalow in Bonnieview(Hotel Property/Not Co-op)lake community has excellent potential for expansion or renovation! This home offers 3 bedrooms, 1 bath and great yard space only 5 minute walk to Peach lake. As-is, this home is perfect for a 1st time buyer, down sizing baby boomer and weekend vacation lake house or expand and make it a perfect family home. North Salem Schools.

21. 2017-01-31
    historical Pending

    Show marketing remark (424 chars)

    **Accepted Offer, Continue to Show**Charming bungalow in Bonnieview(Hotel Property/Not Co-op)lake community has excellent potential for expansion or renovation! This home offers 3 bedrooms, 1 bath and great yard space only 5 minute walk to Peach lake. As-is, this home is perfect for a 1st time buyer, down sizing baby boomer and weekend vacation lake house or expand and make it a perfect family home. North Salem Schools.

22. 2016-11-15
    price $269,900

    Show marketing remark (424 chars)

    **Accepted Offer, Continue to Show**Charming bungalow in Bonnieview(Hotel Property/Not Co-op)lake community has excellent potential for expansion or renovation! This home offers 3 bedrooms, 1 bath and great yard space only 5 minute walk to Peach lake. As-is, this home is perfect for a 1st time buyer, down sizing baby boomer and weekend vacation lake house or expand and make it a perfect family home. North Salem Schools.

23. 2016-09-27
    price $280,000

    Show marketing remark (424 chars)

    **Accepted Offer, Continue to Show**Charming bungalow in Bonnieview(Hotel Property/Not Co-op)lake community has excellent potential for expansion or renovation! This home offers 3 bedrooms, 1 bath and great yard space only 5 minute walk to Peach lake. As-is, this home is perfect for a 1st time buyer, down sizing baby boomer and weekend vacation lake house or expand and make it a perfect family home. North Salem Schools.

24. 2016-08-08
    listed $305,000 Active

    Show marketing remark (424 chars)

    **Accepted Offer, Continue to Show**Charming bungalow in Bonnieview(Hotel Property/Not Co-op)lake community has excellent potential for expansion or renovation! This home offers 3 bedrooms, 1 bath and great yard space only 5 minute walk to Peach lake. As-is, this home is perfect for a 1st time buyer, down sizing baby boomer and weekend vacation lake house or expand and make it a perfect family home. North Salem Schools.

25. 2010-06-05
    historical
26. 2010-03-25
    price
27. 2009-12-11
    status
28. 2009-11-20
    historical
29. 2009-10-23
    price
30. 2009-10-22
    status Active
31. 2009-10-21
    historical
32. 2009-08-02
    price
33. 2009-05-14
    price
34. 2009-04-20
    listed
35. 2008-11-11
    historical
36. 2008-10-27
    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 NY · Partial reset (capped growth)

• Current annual tax: $9,531 · $794/mo
• Projected year-2 tax: $9,531 · $794/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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,655
• − Mortgage interest: −$27,896
• − Property taxes: −$9,531
• − Insurance: −$2,490
• − Repairs & maintenance: −$3,732
• − Management: −$3,732
• − HOA: −$252
• − Depreciation: −$14,487
• Taxable loss: −$15,466
• Est. tax savings @ 24.0%: +$3,712
• After-tax cash flow: $-3,043/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: North Salem Central School District
• NCES district ID: 3621180
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 74% ▲ 9.00%
• Median HH income: $113,800
• Composite: 61.67/100
• National rank: #743
• State rank: #125 of 590 in NY

Livability — Peach Lake

• Score: 64/100
• State rank: #759
• US rank: #14158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peach Lake, NY
• Population (ZIP): 4,914

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 6% Chinese 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: ▼ -47.90%
• Current HPI: 195.4268
• 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

+63.3% since first listed

22 events — show timeline

• 2026-05-11 Listed $498,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-08-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-26 Listed $392,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-27 Sold (Public Records) $269,900 Public Records
• 2018-02-23 Sold (MLS) $269,900 OneKey® MLS as Distributed by MLS Grid
• 2017-01-31 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-11-15 Price Changed $269,900 OneKey® MLS as Distributed by MLS Grid
• 2016-09-27 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-08 Listed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2010-06-05 Delisted — HGMLS
• 2010-03-25 Price Changed — HGMLS
• 2009-12-11 Relisted — HGMLS
• 2009-11-20 Delisted — HGMLS
• 2009-10-23 Price Changed — HGMLS
• 2009-10-22 Relisted — HGMLS
• 2009-10-21 Delisted — HGMLS
• 2009-08-02 Price Changed — HGMLS
• 2009-05-14 Price Changed — HGMLS
• 2009-04-20 Listed — HGMLS
• 2008-11-11 Delisted — HGMLS
• 2008-10-27 Listed — HGMLS

Property tax history

+5.6%/yr

Latest (2025): $9,531 · +1.6% YoY. Source: county tax records.