112 Parkview Rd N · West Mountain, CT 10576

$1,100,000

4 bd · 3.5 ba · 3,610 sqft · SingleFamily public records · 12 Days on market

Built 1971 3.45 ac lot $305/sqft · 15% below area Est $1432k · 23% under

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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
• Appreciation +6.9/10.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lovely and inviting 4 bedroom house, set on a remarkable property adjoining Ward Pound Ridge Reservation. This property offers quiet privacy, scenic views, and direct access to thousands of acres of protected parkland. The property features a large spring-fed pond, two streams, and immediate access to miles of multi-use trails for year-round recreation. Generous living spaces provide a comfortable layout for everyday living and entertaining, while the attractive and spacious rear deck and three-season sun porch overlook the natural surroundings and a charming barn. A detached garage includes approximately 750 square feet of finished space above, offering flexible use options. Conveniently l

Key facts

• Multi-use trails
• Full house generator
• Spring-fed pond

Tags

• SPRING-FED POND
• MULTI-USE TRAILS
• REAR DECK
• THREE-SEASON SUN PORCH
• DETACHED GARAGE
• FULL HOUSE GENERATOR

Property features AI

Exterior

• Parking: Driveway; Garage (heated); 2-car garage
• Security: Security system
• Utilities: Electric: NYSEG; Septic tank; Private trash collection
• Home design: Single family residence; Actual property condition
• Construction: Frame construction; Finished walk-out basement
• Exterior features: Frame construction; Barn(s); No fencing; Not waterfront; Security system

Interior

• Kitchen: Dishwasher; Electric cooktop; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 10
• Flooring: Hardwood; Ceramic tile; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heat; Heat pump; Oil heating; Central air conditioning; 1 fireplace (family room)
• Interior features: Beamed ceilings; Ceiling fan(s); Eat-in kitchen; Primary bathroom; Finished walk-out basement; Attic with pull-down stairs; Deck, patio, porch (screened)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $6k ($78k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.10M).
• Cap rate 13.4% 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.
• Bedford Central School District (rural): math 54% / reading 60% proficiency, ranked #211 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Pound Ridge Elementary School (math 52% / reading 77%, grade B, #591 of 2,108 statewide, top 31%, 238 students, 10% FRL); Fox Lane Middle School (math 42% / reading 55%, grade C-, #300 of 729 statewide, top 41%, 765 students, 38% FRL); Fox Lane High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 1,241 students, 36% FRL) — zoned schools average 28% FRL vs 10% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 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 $50k of equity ($8k loan paydown + $42k appreciation (3.8% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $308k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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 $798k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,100,000

Questions for the listing agent

1. Built in 1971 — 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: 1.64% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.32%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $1,432,173
• List price: $1,100,000
• Delta: -23.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Highview Rd	0.51mi	4/3.5	3,552 (-2%)	13mo	$1,300,000	$366	63
309 Salem Rd	0.49mi	4/2.0	3,621 (+0%)	12mo	$673,000	$186	61
119 Cross Pond Rd	0.32mi	4/3.5	3,186 (-12%)	11mo	$1,505,000	$472	56
168 Park View Rd	0.55mi	3/2.5 (-1)	3,292 (-9%)	12mo	$1,325,000	$402	40

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.94×
• Total profit: $596,333
• Equity at exit: $547,333

10-year hold

• IRR: 32.4%
• Equity multiple: 5.82×
• Total profit: $1,484,299
• Equity at exit: $887,024

Cash invested: $308,000 (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 10576

• Home prices YoY: 1.6%
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $18,000 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,494 /mo · $17,932/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,780
• Net cashflow: $6,499

Break-even live

Break-even rent $9,774

Max offer price $1,100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $7,122	-5% $6,810	+0% $6,499	+5% $6,188	+10% $5,876
Rent	-10% $5,077	-5% $5,788	+0% $6,499	+5% $7,210	+10% $7,921
Rate	-1.0pp $7,053	-0.5pp $6,779	base $6,499	+0.5pp $6,214	+1.0pp $5,924

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Old Stone Hill Rd Pound Ridge, NY	5.0	5.5	4534	$18,000	$3.97	3d	1	1.19mi

Listing history 16 events

1. 2026-05-11
   status Pending 929-char remark
2. 2026-04-29
   listed $1,100,000 Active 929-char remark
3. 2021-01-29
   soldstatus $798,000
4. 2016-09-10
   historical Expired
5. 2016-09-09
   historical
6. 2016-07-09
   price
7. 2016-03-09
   listed Active
8. 2016-03-09
   listed $775,000
9. 2015-12-18
   historical
10. 2015-12-12
    historical Temporarily off Market
11. 2015-11-19
    listed Active
12. 2015-11-18
    listed $799,000
13. 2010-05-01
    historical
14. 2009-10-21
    listed Active
15. 2009-10-21
    historical Cancelled
16. 2009-04-22
    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: $17,932 · $1,494/mo
• Projected year-2 tax: $20,736 · $1,728/mo
• Expected delta: +$2,804/yr (+$234/mo · 15.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $216,000
• − Mortgage interest: −$61,617
• − Property taxes: −$17,932
• − Insurance: −$5,500
• − Repairs & maintenance: −$17,280
• − Management: −$17,280
• − Depreciation: −$32,000
• Taxable income: $64,391
• Est. tax owed @ 24.0%: −$15,454
• After-tax cash flow: $62,532/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: Bedford Central School District
• NCES district ID: 3619950
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $98,055
• Composite: 53.17/100
• National rank: #1508
• State rank: #211 of 590 in NY

Livability — West Mountain

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

Census & demographics

• Population (ZIP): 4,904

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 3% French/Haitian/Cajun 2%

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: ▲ 3.84%
• Current HPI: 239.5803
• 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

+37.7% since first listed

16 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-29 Sold (Public Records) $798,000 Public Records
• 2016-09-10 Delisted — HGMLS
• 2016-09-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-07-09 Price Changed — HGMLS
• 2016-03-09 Listed — HGMLS
• 2016-03-09 Listed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-12-12 Delisted — HGMLS
• 2015-11-19 Listed — HGMLS
• 2015-11-18 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2010-05-01 Delisted — HGMLS
• 2009-10-21 Listed — HGMLS
• 2009-10-21 Delisted — HGMLS
• 2009-04-22 Listed — HGMLS

Property tax history

+4.7%/yr

Latest (2025): $17,932 · +7.8% YoY. Source: county tax records.