25 Stewart Pl #615 · Mount Kisco, NY 10549

$99,000

1 bd · 1.0 ba · 825 sqft · Condo · 43 Days on market

Built 1969 Good condition $120/sqft · 24% below area Est $130k · 24% under ↓ 14% since listing

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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 +25.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated one-bedroom, one-bathroom unit for sale in a desirable elevator co-op located in the highly sought-after town of Mount Kisco. Enjoy the convenience of a short stroll to the charming village, with easy access to the train for a quick commute to NYC, as well as a variety of shops and restaurants to suit every taste. Situated on the sixth floor, this freshly painted unit features new newly polished parquet floors. The layout offers generous closet space, along with air conditioning units in both the living room and bedroom. Laundry is conveniently located on the same floor, just down the hall.

Key facts

• Easy access to train
• Parking
• Built 1969

Tags

• SHORT STROLL TO VILLAGE
• EASY ACCESS TO TRAIN
• GENEROUS CLOSET SPACE
• AIR CONDITIONING UNITS
• LAUNDRY ON SAME FLOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.5% in Mount Kisco — 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 66/100 on livability (#617 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+, housing B+; Watch: schools D-, amenities F, commute F.
• 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.
• Market conditions: 109 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 43 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 3.4

CMA / ARV

• ARV (median comp): $129,654
• List price: $99,000
• Delta: -23.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,749
• Equity at exit: $14,761

10-year hold

• IRR: 8.6%
• Equity multiple: 1.67×
• Total profit: $18,673
• Equity at exit: $8,560

Cash invested: $27,720 (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 10549

• Active inventory: 109
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA est. from 2 same-building comps: −$992
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $214

Break-even live

Break-even rent $2,122

Max offer price $99,000

Occupancy floor 86%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 W Main St Apt 6 Mt Kisco, NY	2.0	1.0	750	$2,100	$2.80	44d	1	0.26mi
59 Carpenter Ave Unit 59A Mt Kisco, NY	2.0	1.5	1100	$2,800	$2.55	19d	1	0.33mi
119 Carpenter Ave Mount Kisco, NY	1.0	1.0	800	$2,100	$2.62	1d	1	0.47mi
280 West St Mt Kisco, NY	1.0	1.0	720	$2,215	$3.08	1d	1	0.84mi
107 Sutton Dr Unit 107 Mt Kisco, NY	2.0	2.0	1100	$3,800	$3.45	10d	1	0.94mi
39 Foxwood Cir Mount Kisco, NY	1.0	1.0	775	$2,950	$3.81	1d	1	1.17mi
3 New Castle Dr Mount Kisco, NY	2.0	1.0	640	$2,900	$4.53	44d	1	1.17mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-08
   price $99,000 617-char remark

   Show marketing remark (617 chars)

   Beautifully updated one-bedroom, one-bathroom unit for sale in a desirable elevator co-op located in the highly sought-after town of Mount Kisco. Enjoy the convenience of a short stroll to the charming village, with easy access to the train for a quick commute to NYC, as well as a variety of shops and restaurants to suit every taste. Situated on the sixth floor, this freshly painted unit features new newly polished parquet floors. The layout offers generous closet space, along with air conditioning units in both the living room and bedroom. Laundry is conveniently located on the same floor, just down the hall.

2. 2026-04-09
   listed $115,000 Active 617-char remark

   Show marketing remark (617 chars)

   Beautifully updated one-bedroom, one-bathroom unit for sale in a desirable elevator co-op located in the highly sought-after town of Mount Kisco. Enjoy the convenience of a short stroll to the charming village, with easy access to the train for a quick commute to NYC, as well as a variety of shops and restaurants to suit every taste. Situated on the sixth floor, this freshly painted unit features new newly polished parquet floors. The layout offers generous closet space, along with air conditioning units in both the living room and bedroom. Laundry is conveniently located on the same floor, just down the hall.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,716
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$11,904
• − Depreciation: −$2,880
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,137/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab

This one-bedroom unit is in good condition with recent updates, offering a move-in-ready living space.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Boosts curb appeal and rental value
• Both New flooring — Freshens up the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Boosts curb appeal and rental value ↑
• Both New flooring — Freshens up the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Mount Kisco

• Score: 66/100
• State rank: #617
• US rank: #11203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Kisco, NY
• County: Westchester County · 709,332 people
• City population: 16,135
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 16,135
• Household income: $133,988
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 368.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 3% Slovak 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 24% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -371.21%
• Current HPI: 268.8086
• 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

-13.9% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $115,000 OneKey® MLS as Distributed by MLS Grid