8 Harper Ave · Montrose, NY 10548

$549,222

2 bd · 1.5 ba · 1,541 sqft · SingleFamily · 29 Days on market

Built 1934 0.25 ac lot Est $573k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +9.4/15.0
• Schools +6.0/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.3/10.0

Listing remarks MLS

Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1934

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage (2 spaces)
• Utilities: Electric service by Con-Edison; Septic tank; Public trash collection; Water connected
• Home design: Single-family residence; Two levels; Property condition: actual
• Construction: Frame construction with shingle and wood siding
• Exterior features: Perimeter vinyl fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: Two-level home (total rooms: 6)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Oil heating; Steam heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Natural woodwork; Unfinished basement; Attic access via scuttle; Deck, patio and porch
• Laundry & utility: Washer and dryer in basement; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $523k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $481k (12.4% below list).
• Recommended offer: $481k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#68 in NY, #1,024 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• 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: Frank G Lindsey Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 359 students, 25% 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: 18 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 $4k of loan paydown is wiped out by about $16k 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 29 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $475k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• 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 $481,100 (12.4% 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. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $573,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Harper Ave	0.00mi	2/1.5	1,541 (0%)	0mo	$580,000	$376	100
7 Adele Ct	0.09mi	3/2.0 (+1)	1,540 (-0%)	8mo	$582,500	$378	82
34 Kings Ferry Rd	0.06mi	3/1.5 (+1)	1,648 (+7%)	5mo	$580,000	$352	77
19 Travis Ave	0.10mi	2/1.5	1,541 (0%)	23mo	$530,000	$344	76
49 Henning Dr	0.32mi	3/3.0 (+1)	1,544 (+0%)	4mo	$670,000	$434	71
34 Kings Ferry Rd	0.06mi	3/2.0 (+1)	1,648 (+7%)	13mo	$315,000	$191	68
15 Arlington Ct	0.51mi	3/1.0 (+1)	1,552 (+1%)	5mo	$577,500	$372	64
173 Lindsey Ave	0.72mi	2/1.0	1,500 (-3%)	12mo	$525,000	$350	50
215 Catherine St	0.40mi	3/2.0 (+1)	1,740 (+13%)	5mo	$770,000	$443	49
215 Henry St	0.53mi	3/1.5 (+1)	1,350 (-12%)	9mo	$600,000	$444	42
3151 Old Albany Post	0.66mi	2/2.0	1,400 (-9%)	15mo	$204,000	$146	40
194 1st St	0.71mi	3/2.0 (+1)	1,364 (-12%)	2mo	$490,000	$359	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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-98,310
• Equity at exit: $81,891

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-97,133
• Equity at exit: $47,487

Cash invested: $153,782 (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 10548

• Home prices YoY: -3.1%
• Active inventory: 18
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $4,811 medium
• Mortgage (P&I): −$2,880
• Tax from tax record: −$841 /mo · $10,086/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $-149

Break-even live

Break-even rent $4,999

Max offer price $522,930

Occupancy floor 98%

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: $137,306
• Closing costs: $16,477
• 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	1d	91	0.68mi

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-03-24
   listed $549,222 Active
3. 2026-03-11
   historical $549,222
4. 2021-09-22
   soldstatus $475,000
5. 2021-09-02
   soldstatus $475,000 Closed 1048-char remark

   Show marketing remark (1048 chars)

   Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

6. 2021-07-13
   status Pending 1048-char remark

   Show marketing remark (1048 chars)

   Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

7. 2021-06-28
   status Active 1048-char remark

   Show marketing remark (1048 chars)

   Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

8. 2021-06-28
   historical 1048-char remark

   Show marketing remark (1048 chars)

   Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

9. 2021-06-11
   listed $479,000 Active 1048-char remark

   Show marketing remark (1048 chars)

   Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

10. 2021-06-09
    historical $479,000 1048-char remark

    Show marketing remark (1048 chars)

    Welcome home! This adorable Colonial is move-in ready. Enter through the enclosed front porch to the first floor with sun room, living room, dining room, half bath and large kitchen with stainless appliances. Hardwood floors throughout and original woodwork add to the charm of this home. Two spacious bedrooms upstairs, with plenty of closet space and updated full bath. Laundry room and additional space in the full basement provides potential for future expansion. Enjoy alfresco dining on the back deck and patio overlooking the large (double lot) yard with mature perennials. Detached 2-car garage. Great neighborhood – conveniently located! Just a few steps to the elementary and high school, minutes to the library and Metro North offering a 50-minute commute to Grand Central! Recent upgrades include new septic tank (2016), new roof on house and garage (2019), boiler rebuilt (2017), new stainless stove (2020) and refrigerator (2018). Low taxes! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

11. 2004-10-19
    historical
12. 2004-10-05
    listed
13. 1991-06-10
    soldstatus $170,000
14. 1983-08-15
    soldstatus $86,900

ⓘ 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: $10,086 · $841/mo
• Projected year-2 tax: $10,086 · $841/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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,732
• − Mortgage interest: −$30,765
• − Property taxes: −$10,086
• − Insurance: −$2,746
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − Depreciation: −$15,977
• Taxable loss: −$11,080
• Est. tax savings @ 24.0%: +$2,659
• After-tax cash flow: $873/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 — Montrose

• Score: 83/100
• State rank: #68
• US rank: #1024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, NY
• City population: 4,302
• Population (ZIP): 4,302

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 14% Black 5%
• Hispanic origin (detail): Puerto Rican 10% Dominican 4%
• Common ancestry: Romanian 5% Iranian 3% Italian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 19% 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: ▼ -9.35%
• Current HPI: 295.7112
• 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

+532.0% since first listed

14 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $549,222 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Coming Soon $549,222 OneKey® MLS as Distributed by MLS Grid
• 2021-09-22 Sold (Public Records) $475,000 Public Records
• 2021-09-02 Sold (MLS) $475,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-06-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-06-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-11 Listed $479,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-09 Coming Soon $479,000 OneKey® MLS as Distributed by MLS Grid
• 2004-10-19 Delisted — HGMLS
• 2004-10-05 Listed — HGMLS
• 1991-06-10 Sold (Public Records) $170,000 Public Records
• 1983-08-15 Sold (Public Records) $86,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $10,086 · +3.9% YoY. Source: county tax records.