33 Mountain Rd · Irvington, NY 10533

$652,800

3 bd · 1.5 ba · 1,655 sqft · SingleFamily · 19 Days on market

Built 1917 10,454 sqft lot Est $942k · 31% under

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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 +15.0/15.0
• Cash flow +10.4/30.0
• Schools +7.9/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Make this home your own with endless opportunities and potential within the sought after Irvington School District. The eat-in kitchen opens to a dining area or to an enclosed (unheated) porch / bonus room. Three bedrooms with an additional area for a nursery or office. This home offers a level back yard perfect for gardeners. A detached 2 Car garage with plenty of additional parking space in driveway. Walkup attic and basement for abundant storage opportunity. Located in Historic Picturesque Irvington, with Shops, Restaurants, Parks and Hiking Trails. Access to Scenic "Matthiessen Riverfront Park" and "Hudson Park". Additionally a 400 Acre Woodland Reserve (Irvington Wo

Key facts

• Eat-in kitchen
• Enclosed porch
• Hiking trails

Tags

• EAT-IN KITCHEN
• ENCLOSED PORCH
• LEVEL BACK YARD
• DETACHED GARAGE
• ADDITIONAL PARKING SPACE
• HIKING TRAILS

Property features AI

Exterior

• Parking: Off-street parking for 5 vehicles; 2-car garage
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Public water connected; Trash collection
• Home design: Single family residence; Two levels
• Construction: Vinyl siding construction; Basement with storage, unfinished areas and walk-out access; Attic with stairs, unfinished space and walk-up access
• Exterior features: Vinyl siding; Back yard; Level lot; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Oil heating; Pellet stove fireplace
• Interior features: Beamed ceilings; Eat-in kitchen; Storage space; Walk-through kitchen; Covered patio/porch
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $653k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $593k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $590k (9.6% below list).
• Recommended offer: $590k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% in Irvington — 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 75/100 on livability (#271 in NY, #4,308 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, cost of living F.
• Irvington Union Free School District (suburban): math 83% / reading 89% proficiency, ranked #23 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Dows Lane (K-3) School (math 77% / reading 92%, grade A+, #93 of 2,108 statewide, top 6%, 532 students, 6% FRL); Irvington Middle School (math 82% / reading 89%, grade A+, #11 of 729 statewide, top 1%, 426 students, 9% FRL); Irvington High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 548 students, 10% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 41% of the median local income ($174k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 19 days — a 2% lower offer ($643k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $590,041 (9.6% 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 1917 — 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: 0.90% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $941,695
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Taxter Rd	0.11mi	3/3.0	1,890 (+14%)	0mo	$1,075,000	$569	65
29 Mount Pleasant Ln	0.28mi	2/1.5 (-1)	1,628 (-2%)	23mo	$839,000	$515	60
84 Mountain Rd	0.10mi	3/2.0	1,894 (+14%)	18mo	$1,425,000	$752	54
133 E Sunnyside Ln	0.14mi	2/2.0 (-1)	1,810 (+9%)	23mo	$923,133	$510	52
81 Hudson Ave	0.28mi	4/3.0 (+1)	1,848 (+12%)	6mo	$887,400	$480	52
94 Eiler Ln	0.29mi	4/2.5 (+1)	1,810 (+9%)	18mo	$1,350,000	$746	47
294 Riverview Rd	0.40mi	3/2.0	1,880 (+14%)	16mo	$999,000	$531	43
3 Shaw Ln	0.28mi	4/2.5 (+1)	1,851 (+12%)	18mo	$1,175,000	$635	43

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: -19.9%
• Equity multiple: 0.30×
• Total profit: $-127,101
• Equity at exit: $97,335

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-137,045
• Equity at exit: $56,442

Cash invested: $182,784 (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 10533

• Home prices YoY: -28.1%
• Active inventory: 80
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $5,900 high
• Mortgage (P&I): −$3,423
• Tax from tax record: −$1,307 /mo · $15,682/yr
• Insurance: −$272
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $-341

Break-even live

Break-even rent $6,332

Max offer price $592,585

Occupancy floor —

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: $163,200
• Closing costs: $19,584
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Shaw Ln Irvington, NY	4.0	2.5	2131	$8,000	$3.75	1d	1	0.28mi
111 N Broadway Unit A Irvington, NY	4.0	2.0	1300	$5,350	$4.12	1d	1	0.71mi
215 Harriman Rd Irvington, NY	3.0	3.0	1800	$7,500	$4.17	1d	1	0.90mi
181 Finmor Dr White Plains, NY	3.0	1.5	1789	$6,200	$3.47	18d	1	1.03mi
500 Town Green Dr Elmsford, NY	1.0–2.0	1.0–2.5	1209	$6,410	$5.30	1d	38	1.06mi
1202 Crescent Dr Tarrytown, NY	1.0–2.0	1.0–2.0	861	$3,867	$4.49	1d	13	1.09mi
32 Nob Hill Dr Elmsford, NY	1.0–3.0	1.0–2.0	978	$4,400	$4.50	1d	14	1.47mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-10
   listed $652,800 Active
3. 2026-01-17
   listed $649,900 Active
4. 2026-01-14
   historical

ⓘ 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: $15,682 · $1,307/mo
• Projected year-2 tax: $15,682 · $1,307/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,805
• − Mortgage interest: −$36,567
• − Property taxes: −$15,682
• − Insurance: −$3,264
• − Repairs & maintenance: −$5,664
• − Management: −$5,664
• − Depreciation: −$18,991
• Taxable loss: −$15,027
• Est. tax savings @ 24.0%: +$3,607
• After-tax cash flow: $-484/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: Irvington Union Free School District
• NCES district ID: 3615450
• Math proficiency: 83% ▬ 0.00%
• Reading proficiency: 89% ▲ 12.00%
• Median HH income: $120,390
• Composite: 79.34/100
• National rank: #63
• State rank: #23 of 590 in NY

Livability — Irvington

• Score: 75/100
• State rank: #271
• US rank: #4308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westchester County · 709,332 people
• City population: 7,362
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 7,362
• Household income: $174,038
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 134.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 9% Asian 9% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 4%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -98.12%
• Current HPI: 250.8115
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+0.4% since first listed

4 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $652,800 OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Listed $649,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Coming Soon — OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $15,682 · -1.9% YoY. Source: county tax records.