138 Oakland Beach Ave · Rye, NY 10580

$2,695,000

4 bd · 3.5 ba · 3,742 sqft · SingleFamily public records · 5 Days on market

Built 1928 0.29 ac lot $720/sqft · 24% below area Est $3530k · 24% 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
• Schools +8.6/10.0
• Appreciation +8.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step inside, fall in love – this stand-out home promises an instant wow-factor! Timeless style, modern sophistication. Bright, open, high ceilings, designer finishes - every room magazine worthy. A sprawling side yard beckons year-round fun, with patios for sun-soaking and watching family soccer on the lawn. The 3,742 sq ft interior is accented by hardwood floors and Moroccan-style archways. Center-stage, a stunning kitchen/family room opens to the terrace, with large island, handmade cabinets, Sub-Zero/Wolf appliances, radiant heated floor and butler’s pantry. Tall Marvin windows frame the crisp, white living room and fireplace. Calming neutral tones flow from dining room to office/5th bedroom, to mudroom. The 2nd-floor boasts 4 bedrooms and 3 bathrooms, with a zen-like master - trey ceiling, limestone ensuite, 2 walk-in-closets. Fresh paint, new lights, lower-level finished storage/rec room, and 1-car garage. Modern simplicity – walk to beach, pool, Harrison train, close to schools! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

Key facts

• 0.29 acre lot
• Garage
• Built 1928

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Electric service by Con-Edison; Public sewer; Public trash collection
• Home design: Single family residence; Two levels
• Construction: Stone and stucco construction
• Exterior features: Patio; No waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator; Stainless steel appliances; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Bedrooms distributed across two levels
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot water heating; Natural gas heating
• Interior features: Double vanities; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; His and hers closets; Kitchen island; Pantry; Primary bathroom; Soaking tub; Walk-in closets; Patio
• Laundry & utility: Laundry in basement; Basement with storage and walk-out access (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.69M.

Deal economics

• At list price, monthly cash flow is $-11k ($-128k/yr) — negative.
• To cash-flow at today's rent, offer at most $809k (70.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $919k (65.9% below list).
• Recommended offer: $809k (70.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#431 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Rye City School District (suburban): math 89% / reading 93% proficiency, ranked #4 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Osborn School (math 82% / reading 92%, grade A+, #69 of 2,108 statewide, top 4%, 455 students, 0% FRL); Rye Middle School (math 77% / reading 92%, grade A+, #13 of 729 statewide, top 2%, 685 students, 0% FRL); Rye High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 903 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 44% of the median local income ($250k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $198k of equity ($19k loan paydown + $179k appreciation (6.6% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$316k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $1.79M; list at $2.69M implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $809,138 (70.0% 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 1928 — 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: 0.34% ✗
• Cap rate: 1.54%
• Cash-on-cash: -16.98%
• DSCR: 0.24
• GRM: 24.4

CMA / ARV

• ARV (median comp): $3,529,725
• List price: $2,695,000
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Morehead Dr	0.35mi	5/3.5 (+1)	3,761 (+0%)	0mo	$3,250,000	$864	78
2 Red Oak Dr	0.08mi	5/4.5 (+1)	3,840 (+3%)	15mo	$2,995,000	$780	70
34 Oakland Beach Ave	0.24mi	5/4.0 (+1)	3,976 (+6%)	13mo	$1,950,000	$490	61
57 Parkway Dr	0.43mi	5/4.5 (+1)	3,952 (+6%)	11mo	$3,500,000	$886	53
734 Forest Ave	0.58mi	4/3.0	3,969 (+6%)	10mo	$4,125,000	$1,039	52
76 Glen Oaks Dr	0.58mi	5/4.5 (+1)	3,984 (+6%)	1mo	$3,475,000	$872	52
71 Oakland Beach Ave	0.16mi	5/4.5 (+1)	3,267 (-13%)	12mo	$2,595,000	$794	52
510 Forest Ave	0.65mi	4/3.5	3,517 (-6%)	10mo	$2,450,000	$697	51
1 Hawthorne Pl	0.47mi	5/4.5 (+1)	3,596 (-4%)	14mo	$3,000,000	$834	51
630 Forest Ave	0.60mi	5/4.5 (+1)	4,064 (+9%)	5mo	$3,495,000	$860	45
25 Glen Oaks Dr	0.45mi	5/4.5 (+1)	3,368 (-10%)	13mo	$2,795,000	$830	42
12 Harding Dr	0.54mi	5/4.5 (+1)	4,301 (+15%)	15mo	$3,550,000	$825	28

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

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $201,927
• Equity at exit: $1,804,854

10-year hold

• IRR: 6.5%
• Equity multiple: 2.46×
• Total profit: $1,102,410
• Equity at exit: $3,373,073

Cash invested: $754,600 (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 10580

• Home prices YoY: 2.1%
• Active inventory: 121
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $9,195 high
• Mortgage (P&I): −$14,133
• Tax from tax record: −$2,684 /mo · $32,204/yr
• Insurance: −$1,123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,931
• Net cashflow: $-10,675

Break-even live

Break-even rent $22,708

Max offer price $809,138

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: $673,750
• Closing costs: $80,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Oak St Unit 114 Harrison, NY	4.0	3.5	3200	$8,750	$2.73	1d	1	1.09mi
124 Maple Ave Rye, NY	3.0	2.5	2615	$9,000	$3.44	3d	1	1.17mi
228 Central Ave Rye, NY	4.0	3.5	2466	$10,000	$4.06	1d	1	1.35mi
228 Central Ave Rye, NY	4.0	3.5	2466	$11,000	$4.46	10d	1	1.35mi
94 Thatcher Ave Harrison, NY	4.0	3.5	2600	$8,250	$3.17	1d	1	1.37mi
124 Nelson Ave Harrison, NY	5.0	4.5	3392	$12,500	$3.69	17d	1	1.40mi

Listing history 16 events

1. 2026-05-13
   status Pending 1287-char remark
2. 2026-05-01
   listed $2,695,000 Active 1287-char remark
3. 2026-04-29
   historical $2,695,000 1287-char remark
4. 2020-08-18
   soldstatus $1,795,000
5. 2020-07-10
   soldstatus $1,795,000 Closed 1092-char remark

   Show marketing remark (1092 chars)

   Step inside, fall in love – this stand-out home promises an instant wow-factor! Timeless style, modern sophistication. Bright, open, high ceilings, designer finishes - every room magazine worthy. A sprawling side yard beckons year-round fun, with patios for sun-soaking and watching family soccer on the lawn. The 3,742 sq ft interior is accented by hardwood floors and Moroccan-style archways. Center-stage, a stunning kitchen/family room opens to the terrace, with large island, handmade cabinets, Sub-Zero/Wolf appliances, radiant heated floor and butler’s pantry. Tall Marvin windows frame the crisp, white living room and fireplace. Calming neutral tones flow from dining room to office/5th bedroom, to mudroom. The 2nd-floor boasts 4 bedrooms and 3 bathrooms, with a zen-like master - trey ceiling, limestone ensuite, 2 walk-in-closets. Fresh paint, new lights, lower-level finished storage/rec room, and 1-car garage. Modern simplicity – walk to beach, pool, Harrison train, close to schools! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

6. 2020-04-04
   status Pending 1092-char remark

   Show marketing remark (1092 chars)

   Step inside, fall in love – this stand-out home promises an instant wow-factor! Timeless style, modern sophistication. Bright, open, high ceilings, designer finishes - every room magazine worthy. A sprawling side yard beckons year-round fun, with patios for sun-soaking and watching family soccer on the lawn. The 3,742 sq ft interior is accented by hardwood floors and Moroccan-style archways. Center-stage, a stunning kitchen/family room opens to the terrace, with large island, handmade cabinets, Sub-Zero/Wolf appliances, radiant heated floor and butler’s pantry. Tall Marvin windows frame the crisp, white living room and fireplace. Calming neutral tones flow from dining room to office/5th bedroom, to mudroom. The 2nd-floor boasts 4 bedrooms and 3 bathrooms, with a zen-like master - trey ceiling, limestone ensuite, 2 walk-in-closets. Fresh paint, new lights, lower-level finished storage/rec room, and 1-car garage. Modern simplicity – walk to beach, pool, Harrison train, close to schools! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

7. 2020-03-05
   listed $1,799,000 Active 1092-char remark

   Show marketing remark (1092 chars)

   Step inside, fall in love – this stand-out home promises an instant wow-factor! Timeless style, modern sophistication. Bright, open, high ceilings, designer finishes - every room magazine worthy. A sprawling side yard beckons year-round fun, with patios for sun-soaking and watching family soccer on the lawn. The 3,742 sq ft interior is accented by hardwood floors and Moroccan-style archways. Center-stage, a stunning kitchen/family room opens to the terrace, with large island, handmade cabinets, Sub-Zero/Wolf appliances, radiant heated floor and butler’s pantry. Tall Marvin windows frame the crisp, white living room and fireplace. Calming neutral tones flow from dining room to office/5th bedroom, to mudroom. The 2nd-floor boasts 4 bedrooms and 3 bathrooms, with a zen-like master - trey ceiling, limestone ensuite, 2 walk-in-closets. Fresh paint, new lights, lower-level finished storage/rec room, and 1-car garage. Modern simplicity – walk to beach, pool, Harrison train, close to schools! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

8. 2020-01-29
   historical
9. 2020-01-07
   price $1,845,000
10. 2019-10-08
    listed $1,895,000 Active
11. 2019-10-01
    historical
12. 2019-06-09
    price $1,899,000
13. 2019-04-25
    listed $1,975,000 Active
14. 2018-08-28
    historical
15. 2018-06-21
    listed $2,095,000 Active
16. 1988-12-07
    soldstatus $336,000

ⓘ 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: $32,204 · $2,684/mo
• Projected year-2 tax: $38,875 · $3,240/mo
• Expected delta: +$6,671/yr (+$556/mo · 20.7%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $110,340
• − Mortgage interest: −$150,962
• − Property taxes: −$32,204
• − Insurance: −$13,475
• − Repairs & maintenance: −$8,827
• − Management: −$8,827
• − Depreciation: −$78,400
• Taxable loss: −$182,356
• Est. tax savings @ 24.0%: +$43,765
• After-tax cash flow: $-84,340/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: Rye City School District
• NCES district ID: 3625260
• Math proficiency: 89% ▲ 11.00%
• Reading proficiency: 93% ▲ 12.00%
• Median HH income: $144,848
• Composite: 85.84/100
• National rank: #6
• State rank: #4 of 590 in NY

Livability — Rye

• Score: 70/100
• State rank: #431
• US rank: #7470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rye, NY
• County: Westchester County · 709,332 people
• City population: 18,391
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 18,391
• Household income: $250,001
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 580.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Asian 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 3% German 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 6.64%
• Current HPI: 321.5777
• 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

+702.1% since first listed

16 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $2,695,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $2,695,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-18 Sold (Public Records) $1,795,000 Public Records
• 2020-07-10 Sold (MLS) $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2020-04-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-05 Listed $1,799,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-07 Price Changed $1,845,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-08 Listed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-06-09 Price Changed $1,899,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-25 Listed $1,975,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-06-21 Listed $2,095,000 OneKey® MLS as Distributed by MLS Grid
• 1988-12-07 Sold (Public Records) $336,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $32,204 · +3.3% YoY. Source: county tax records.