211 Broadway · Verplanck, NY 10596

$449,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 138 Days on market

Built 1962 7,273 sqft lot Est $549k · 18% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• Appreciation +7.2/10.0
• Schools +6.0/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming colonial home available for the first time in over fifty years. Move-in ready and well suited for a first-time homebuyer who wants to renovate as they go, but also a prime opportunity for a seasoned flipper. The potential is huge for this deceivingly large home with two bedrooms, a kitchen, living room, and full bathroom on the first floor, a full, finished, walk-out basement with another full bathroom and two additional rooms. The one-car attached garage includes a lofted storage area. Outside, the mature gardens and landscaping provide plenty of privacy and a sizeable backyard offers a great space for recreation. Conveniently located just steps away from Letteri Field and a short

Key facts

• Mature gardens
• Colonial home
• Sizeable backyard

Tags

• COLONIAL HOME
• FINISHED WALK-OUT BASEMENT
• MATURE GARDENS
• SIZEABLE BACKYARD
• STEPS FROM LETTERI FIELD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $395k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#493 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety D-.
• Hendrick Hudson Central School District (suburban): math 62% / reading 72% proficiency, ranked #143 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Buchanan-Verplanck Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 291 students, 30% FRL); Blue Mountain Middle School (math 47% / reading 70%, grade B, #178 of 729 statewide, top 25%, 489 students, 31% FRL); Hendrick Hudson High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 727 students, 31% FRL).
• Market conditions: 6 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

• In year one you build about $23k of equity ($3k loan paydown + $20k appreciation (4.5% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.

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 $395,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $549,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Broadway	0.00mi	3/2.0	1,680 (0%)	1mo	$405,000	$241	99
110 2nd St	0.49mi	3/1.5	1,600 (-5%)	11mo	$525,000	$328	58
286 9th St	0.33mi	2/2.0 (-1)	1,559 (-7%)	11mo	$510,000	$327	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.17×
• Total profit: $147,563
• Equity at exit: $239,534

10-year hold

• IRR: 19.3%
• Equity multiple: 4.20×
• Total profit: $402,846
• Equity at exit: $401,572

Cash invested: $125,720 (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 10596

• Home prices YoY: 2.9%
• Active inventory: 6
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,811 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$346 /mo · $4,152/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $913

Break-even live

Break-even rent $3,655

Max offer price $449,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,167	-5% $1,040	+0% $913	+5% $786	+10% $659
Rent	-10% $533	-5% $723	+0% $913	+5% $1,103	+10% $1,293
Rate	-1.0pp $1,139	-0.5pp $1,027	base $913	+0.5pp $797	+1.0pp $678

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Craft Ln Buchanan, NY	1.0–2.0	1.0–2.0	974	$4,811	$4.94	0d	89	1.24mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2025-10-23
   listed $449,000 Active

ⓘ 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: $4,152 · $346/mo
• Projected year-2 tax: $5,870 · $489/mo
• Expected delta: +$1,718/yr (+$143/mo · 41.4%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,732
• − Mortgage interest: −$25,151
• − Property taxes: −$4,152
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − Depreciation: −$13,062
• Taxable income: $3,885
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $10,023/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: Hendrick Hudson Central School District
• NCES district ID: 3614190
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 72% ▲ 15.00%
• Median HH income: $88,159
• Composite: 60.49/100
• National rank: #846
• State rank: #143 of 590 in NY

Livability — Verplanck

• Score: 69/100
• State rank: #493
• US rank: #8666

Category grades

Amenities F 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: Verplanck, NY
• City population: 657
• Population (ZIP): 657

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 (67%)
• Race & ethnicity: White 67% Two or more races 21% Hispanic / Latino 18% Black 8%
• Hispanic origin (detail): Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 12% Italian 12% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 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: ▲ 4.45%
• Current HPI: 160.2183
• 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

2 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Listed $449,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $4,152 · +21.6% YoY. Source: county tax records.