11 Skyview Dr · Armonk, NY 10504

$1,800,000

3 bd · 2.0 ba · 2,214 sqft · SingleFamily public records · 21 Days on market

Built 1969 1.00 ac lot

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Why this score? — see what drove the F 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).

• Schools +8.2/10.0
• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy living awaits in this spacious 3-bedroom ranch offering a floor plan that is functional and inviting, with spacious rooms and a natural flow that can be reimagined to suit your lifestyle. Generously sized living spaces provide plenty of room to spread out, while the walk-out lower level adds flexibility for a family room, home office, or guest space. Tucked away on a quiet, no-through street with $2–3 million homes, this property combines privacy with an unbeatable location. Whether you’re looking for your first home, ready to downsize, or searching for a project with strong upside, this ranch is full of possibilities. Located close to to hamlet of Armonk and Byram Hills Schools - a winning combination. Bring your vision and create the home you’ve always imagined. Being sold in As-Is condition.

Key facts

• Gut renovated
• Designer kitchen
• Security cameras

Tags

• GUT RENOVATED
• DESIGNER KITCHEN
• DOUBLE WATERFALL ISLAND
• INTEGRATED SMART HOME
• BUILT IN SPEAKERS
• SECURITY CAMERAS

Property features AI

Exterior

• Parking: Driveway; Attached garage; Total parking for 4 vehicles; 2-car garage
• Security: Security system; Video cameras
• Utilities: Electricity available (Con-Edison); Water connected; Public trash collection; Septic tank
• Home design: Single-family residence; Bi-level layout; New construction and updated/remodeled condition
• Construction: Block and brick construction
• Exterior features: Mailbox; Covered patio/porch; Deck; Porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Gas oven; Microwave; Refrigerator; Freezer; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood; Other flooring types
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom and full bath; Entrance foyer; In-law floorplan; Kitchen island; Open kitchen; Pantry; Quartz/Quartzite counters; Recessed lighting; Sauna; Whole-house sound system with speakers; Storage; ENERGY STAR qualified windows
• Laundry & utility: Washer and dryer (inside laundry)

🏗️ New construction. The $1,800,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $974,160.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $517k (71.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $508k (71.8% below list).
• Recommended offer: $508k (71.8% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 0.3% in Armonk — 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 67/100 on livability (#597 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, commute F, cost of living F.
• Byram Hills Central School District (suburban): math 79% / reading 86% proficiency, ranked #17 of 590 in NY (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Coman Hill School (563 students, 4% FRL); H C Crittenden Middle School (math 77% / reading 85%, grade A+, #24 of 729 statewide, top 3%, 532 students, 0% FRL); Byram Hills High School (math 77% / reading 95%, grade A, #347 of 1,100 statewide, top 32%, 710 students, 0% FRL) — zoned schools at 1% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 2 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 $7k of loan paydown is wiped out by about $29k 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 21 days — a 2% lower offer ($1.77M) 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.
• Current owner paid $925k; list at $1.80M implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $508,331 (71.8% 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 1969 — 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: 0.52% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 16.0

CMA / ARV

• ARV (on-the-fly): $974,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Cox Ave	0.68mi	3/2.0	2,252 (+2%)	8mo	$990,000	$440	59
47 High St	0.40mi	4/2.0 (+1)	2,250 (+2%)	20mo	$500,000	$222	57
76 Byram Ridge Rd	0.28mi	3/2.0	1,902 (-14%)	21mo	$1,075,000	$565	46
5 Norman Pl	0.52mi	4/2.5 (+1)	2,296 (+4%)	20mo	$930,000	$405	46

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: -37.1%
• Equity multiple: -0.18×
• Total profit: $-322,798
• Equity at exit: $145,250

10-year hold

• IRR: -53.5%
• Equity multiple: -0.81×
• Total profit: $-493,479
• Equity at exit: $84,228

Cash invested: $272,765 (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 10504

• Active inventory: 111
• Price-to-rent: 29.5×

Monthly cashflow live

• Estimated rent: $5,083 medium
• Mortgage (P&I): −$5,109
• Tax from tax record: −$1,091 /mo · $13,092/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $-2,590

Break-even live

Break-even rent $8,361

Max offer price $516,674

Occupancy floor —

Sensitivity live

Price	-10% $-2,038	-5% $-2,314	+0% $-2,590	+5% $-2,865	+10% $-3,141
Rent	-10% $-2,991	-5% $-2,791	+0% $-2,590	+5% $-2,389	+10% $-2,188
Rate	-1.0pp $-2,099	-0.5pp $-2,342	base $-2,590	+0.5pp $-2,842	+1.0pp $-3,099

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: $243,540
• Closing costs: $29,225
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Cox Ave Armonk, NY	3.0	1.5	1500	$5,450	$3.63	12d	1	1.12mi
4 Briggs Ln Armonk, NY	3.0	1.0	1400	$4,600	$3.29	0d	1	1.38mi

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   listed $1,800,000 Active
3. 2025-10-24
   soldstatus $925,000
4. 2025-10-17
   soldstatus $925,000 Closed 829-char remark

   Show marketing remark (829 chars)

   Easy living awaits in this spacious 3-bedroom ranch offering a floor plan that is functional and inviting, with spacious rooms and a natural flow that can be reimagined to suit your lifestyle. Generously sized living spaces provide plenty of room to spread out, while the walk-out lower level adds flexibility for a family room, home office, or guest space. Tucked away on a quiet, no-through street with $2–3 million homes, this property combines privacy with an unbeatable location. Whether you’re looking for your first home, ready to downsize, or searching for a project with strong upside, this ranch is full of possibilities. Located close to to hamlet of Armonk and Byram Hills Schools - a winning combination. Bring your vision and create the home you’ve always imagined. Being sold in As-Is condition.

5. 2025-09-16
   status Pending 829-char remark

   Show marketing remark (829 chars)

   Easy living awaits in this spacious 3-bedroom ranch offering a floor plan that is functional and inviting, with spacious rooms and a natural flow that can be reimagined to suit your lifestyle. Generously sized living spaces provide plenty of room to spread out, while the walk-out lower level adds flexibility for a family room, home office, or guest space. Tucked away on a quiet, no-through street with $2–3 million homes, this property combines privacy with an unbeatable location. Whether you’re looking for your first home, ready to downsize, or searching for a project with strong upside, this ranch is full of possibilities. Located close to to hamlet of Armonk and Byram Hills Schools - a winning combination. Bring your vision and create the home you’ve always imagined. Being sold in As-Is condition.

6. 2025-09-03
   listed $849,000 Active 829-char remark

   Show marketing remark (829 chars)

   Easy living awaits in this spacious 3-bedroom ranch offering a floor plan that is functional and inviting, with spacious rooms and a natural flow that can be reimagined to suit your lifestyle. Generously sized living spaces provide plenty of room to spread out, while the walk-out lower level adds flexibility for a family room, home office, or guest space. Tucked away on a quiet, no-through street with $2–3 million homes, this property combines privacy with an unbeatable location. Whether you’re looking for your first home, ready to downsize, or searching for a project with strong upside, this ranch is full of possibilities. Located close to to hamlet of Armonk and Byram Hills Schools - a winning combination. Bring your vision and create the home you’ve always imagined. Being sold in As-Is condition.

ⓘ 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: $13,092 · $1,091/mo
• Projected year-2 tax: $21,756 · $1,813/mo
• Expected delta: +$8,664/yr (+$722/mo · 66.2%)

ⓘ 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 5/10 Major 7 d/yr ≥97°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,000
• − Mortgage interest: −$54,568
• − Property taxes: −$13,092
• − Insurance: −$4,871
• − Repairs & maintenance: −$4,880
• − Management: −$4,880
• − Depreciation: −$28,339
• Taxable loss: −$49,631
• Est. tax savings @ 24.0%: +$11,911
• After-tax cash flow: $-19,165/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: Byram Hills Central School District
• NCES district ID: 3606060
• Math proficiency: 79% ▼ -7.00%
• Reading proficiency: 86% ▲ 6.00%
• Median HH income: $178,843
• Composite: 82.02/100
• National rank: #36
• State rank: #17 of 590 in NY

Livability — Armonk

• Score: 67/100
• State rank: #597
• US rank: #10849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Armonk, NY
• City population: 7,853
• Population (ZIP): 7,853

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 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 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: ▼ -370.07%
• Current HPI: 212.7572
• 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

+112.0% since first listed

6 events — show timeline

• 2026-04-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $1,800,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Sold (Public Records) $925,000 Public Records
• 2025-10-17 Sold (MLS) $925,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Listed $849,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $13,092 · -1.9% YoY. Source: county tax records.