17 Spyrock Rd · Scotts Corners, NY 10576

$1,890,000

4 bd · 3.5 ba · 4,343 sqft · SingleFamily public records · 51 Days on market

Built 1988 4.24 ac lot $435/sqft · 20% below area Est $2720k · 31% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautifully appointed, grand and stylish Colonial seamlessly blends grand-scale entertaining with intimate everyday living. Highly sought after location at the end of a quiet cul-de-sac, the home offers exceptional privacy while remaining just minutes from Bedford Village, Scotts Corners, and acclaimed Jean-Georges’ Inn at Pound Ridge. New Roof, New kitchen and appliances including washer/dryer, new bathrooms, new siding, new mechanicals such as condensers, oil tank and lines, tankless water heater, updated saltwater gunite pool system, new driveway and lights up driveway, new walkway and masonry, new windows, new side door and back patio doors, landscaping, new garage doors. Thoughtfully laid out with a designers aesthetic, beautifully renovated kitchen and baths, exposed beams and high vaulted ceilings showcase the highest level of craftsmanship throughout. Highlights include custom millwork and cabinetry, rich hardwood floors, romantic fireplaces, top-tier appliances and 3 car garage. The expansive primary suite is a true WOW, with vaulted ceilings, walk in closet and lovely fireplace seating area complemented by 3 additional sun-filled bedrooms. A separate guest house with kitchen and bath—ideal as a studio, pool house, or private workspace—adds versatility to the property. Outdoors, a sparkling heated pool is perfectly set within a picturesque, beautifully landscaped retreat, creating a true country escape.

Key facts

• Rich hardwood floors
• Custom millwork
• Exposed beams

Tags

• EXCEPTIONAL PRIVACY
• BEAUTIFULLY RENOVATED KITCHEN
• EXPOSED BEAMS
• HIGH VAULTED CEILINGS
• CUSTOM MILLWORK
• RICH HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.89M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.89M).
• Recommended offer: $1.83M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.6% in Scotts Corners — 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 63/100 on livability (#810 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: schools C-, 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: 69 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $86k of equity ($13k loan paydown + $73k 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 $529k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$138k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($1.83M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $1.11M; list at $1.89M implies a 70% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,833,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $2,719,957
• List price: $1,890,000
• Delta: -30.51%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Stone Hill Rd	0.16mi	5/4.5 (+1)	4,500 (+4%)	19mo	$3,250,000	$722	62
54 Old Stone Hill Rd	0.35mi	4/5.0	4,964 (+14%)	6mo	$4,125,000	$831	49
31 Major Tallmadge Ln	0.41mi	4/4.5	3,768 (-13%)	14mo	$1,450,000	$385	44

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: 14.5%
• Equity multiple: 1.87×
• Total profit: $460,387
• Equity at exit: $940,418

10-year hold

• IRR: 15.8%
• Equity multiple: 3.52×
• Total profit: $1,331,676
• Equity at exit: $1,524,068

Cash invested: $529,200 (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 10576

• Home prices YoY: 1.6%
• Active inventory: 69
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $19,496 medium
• Mortgage (P&I): −$9,911
• Tax from tax record: −$2,391 /mo · $28,691/yr
• Insurance: −$788
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,094
• Net cashflow: $2,312

Break-even live

Break-even rent $16,569

Max offer price $1,890,000

Occupancy floor 83%

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: $472,500
• Closing costs: $56,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
269 Stone Hill Rd Pound Ridge, NY	5.0	5.5	4910	$20,000	$4.07	21d	1	0.13mi
269 Stone Hill Rd Pound Ridge, NY	5.0	5.5	4910	$20,000	$4.07	2d	1	0.18mi
106 Old Stone Hill Rd Pound Ridge, NY	5.0	5.5	4534	$18,000	$3.97	2d	1	0.78mi
21 Beech Hill Ln Pound Ridge, NY	3.0	3.0	3591	$12,000	$3.34	2d	1	1.49mi

Listing history 36 events

1. 2026-06-15
   statusdays on market $1,890,000 Pending 51 DOM
2. 2026-06-10
   days on market $1,890,000 Active 49 DOM
3. 2026-06-09
   days on market $1,890,000 Active 48 DOM
4. 2026-06-08
   days on market $1,890,000 Active 47 DOM
5. 2026-06-07
   days on market $1,890,000 Active 46 DOM
6. 2026-06-05
   days on market $1,890,000 Active 43 DOM
7. 2026-06-03
   days on market $1,890,000 Active 42 DOM
8. 2026-06-03
   days on market $1,890,000 Active 41 DOM
9. 2026-06-01
   days on market $1,890,000 Active 40 DOM
10. 2026-05-31
    days on market $1,890,000 Active 39 DOM
11. 2026-04-20
    listed $1,890,000 Active 1459-char remark

    Show marketing remark (1459 chars)

    This beautifully appointed, grand and stylish Colonial seamlessly blends grand-scale entertaining with intimate everyday living. Highly sought after location at the end of a quiet cul-de-sac, the home offers exceptional privacy while remaining just minutes from Bedford Village, Scotts Corners, and acclaimed Jean-Georges’ Inn at Pound Ridge. New Roof, New kitchen and appliances including washer/dryer, new bathrooms, new siding, new mechanicals such as condensers, oil tank and lines, tankless water heater, updated saltwater gunite pool system, new driveway and lights up driveway, new walkway and masonry, new windows, new side door and back patio doors, landscaping, new garage doors. Thoughtfully laid out with a designers aesthetic, beautifully renovated kitchen and baths, exposed beams and high vaulted ceilings showcase the highest level of craftsmanship throughout. Highlights include custom millwork and cabinetry, rich hardwood floors, romantic fireplaces, top-tier appliances and 3 car garage. The expansive primary suite is a true WOW, with vaulted ceilings, walk in closet and lovely fireplace seating area complemented by 3 additional sun-filled bedrooms. A separate guest house with kitchen and bath—ideal as a studio, pool house, or private workspace—adds versatility to the property. Outdoors, a sparkling heated pool is perfectly set within a picturesque, beautifully landscaped retreat, creating a true country escape.

12. 2017-09-05
    soldstatus $1,112,500
13. 2017-08-25
    soldstatus $1,112,500 Sold 870-char remark

    Show marketing remark (870 chars)

    This stylish Colonial is designed for both large scale entertaining and smaller more intimate gatherings. Situated at the end of a cul de sac, and minutes to Bedford Village, Scott's Corners and the two finest area restaurants (Jean Georges' Inn at Pound Ridge and Campagna at the Bedford Post), this unique country retreat provides both privacy and convenience. Quality construction, custom cabinetry and millwork, hardwood floors, vaulted ceilings and top of the line appliances are just a few of the distinguishing features. In addition to the expansive master bedroom suite, the home boasts 3 sun-filled bedrooms and a separate guest house/studio/pool house, perfect for work or play. The sparkling pool is set on the lovely property with wooded surround. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Below Ground,ParkingFeatures:3 Car Attached,

14. 2017-07-08
    historical Pending 870-char remark

    Show marketing remark (870 chars)

    This stylish Colonial is designed for both large scale entertaining and smaller more intimate gatherings. Situated at the end of a cul de sac, and minutes to Bedford Village, Scott's Corners and the two finest area restaurants (Jean Georges' Inn at Pound Ridge and Campagna at the Bedford Post), this unique country retreat provides both privacy and convenience. Quality construction, custom cabinetry and millwork, hardwood floors, vaulted ceilings and top of the line appliances are just a few of the distinguishing features. In addition to the expansive master bedroom suite, the home boasts 3 sun-filled bedrooms and a separate guest house/studio/pool house, perfect for work or play. The sparkling pool is set on the lovely property with wooded surround. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Below Ground,ParkingFeatures:3 Car Attached,

15. 2017-05-09
    price $1,295,000 870-char remark

    Show marketing remark (870 chars)

    This stylish Colonial is designed for both large scale entertaining and smaller more intimate gatherings. Situated at the end of a cul de sac, and minutes to Bedford Village, Scott's Corners and the two finest area restaurants (Jean Georges' Inn at Pound Ridge and Campagna at the Bedford Post), this unique country retreat provides both privacy and convenience. Quality construction, custom cabinetry and millwork, hardwood floors, vaulted ceilings and top of the line appliances are just a few of the distinguishing features. In addition to the expansive master bedroom suite, the home boasts 3 sun-filled bedrooms and a separate guest house/studio/pool house, perfect for work or play. The sparkling pool is set on the lovely property with wooded surround. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Below Ground,ParkingFeatures:3 Car Attached,

16. 2017-03-20
    listed $1,449,000 Active 870-char remark

    Show marketing remark (870 chars)

    This stylish Colonial is designed for both large scale entertaining and smaller more intimate gatherings. Situated at the end of a cul de sac, and minutes to Bedford Village, Scott's Corners and the two finest area restaurants (Jean Georges' Inn at Pound Ridge and Campagna at the Bedford Post), this unique country retreat provides both privacy and convenience. Quality construction, custom cabinetry and millwork, hardwood floors, vaulted ceilings and top of the line appliances are just a few of the distinguishing features. In addition to the expansive master bedroom suite, the home boasts 3 sun-filled bedrooms and a separate guest house/studio/pool house, perfect for work or play. The sparkling pool is set on the lovely property with wooded surround. Additional Information: Amenities:Guest Quarters,HeatingFuel:Oil Below Ground,ParkingFeatures:3 Car Attached,

17. 2017-01-13
    historical Expired
18. 2017-01-12
    historical
19. 2017-01-12
    historical
20. 2016-12-01
    listed $1,897,000
21. 2016-11-12
    historical
22. 2016-09-14
    price
23. 2016-04-01
    listed Active
24. 2016-04-01
    listed $1,897,000
25. 2016-03-31
    historical Withdrawn
26. 2016-03-31
    historical
27. 2016-03-12
    listed $1,897,000
28. 2016-02-14
    price
29. 2015-06-16
    listed Active
30. 2015-06-16
    listed $1,997,000
31. 2006-12-21
    historical
32. 2006-06-21
    listed
33. 2005-11-04
    historical
34. 2005-05-04
    listed
35. 1997-11-25
    soldstatus $912,000
36. 1986-06-04
    soldstatus $215,000

ⓘ 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: $28,691 · $2,391/mo
• Projected year-2 tax: $30,316 · $2,526/mo
• Expected delta: +$1,625/yr (+$135/mo · 5.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $233,948
• − Mortgage interest: −$105,869
• − Property taxes: −$28,691
• − Insurance: −$9,450
• − Repairs & maintenance: −$18,716
• − Management: −$18,716
• − Depreciation: −$54,982
• Taxable loss: −$2,476
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $28,336/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 — Scotts Corners

• Score: 63/100
• State rank: #810
• US rank: #15702

Category grades

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

Schools grade is shown separately in the Schools card above.

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: ▲ 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

+779.1% since first listed

26 events — show timeline

• 2026-04-20 Listed $1,890,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-05 Sold (Public Records) $1,112,500 Public Records
• 2017-08-25 Sold (MLS) $1,112,500 OneKey® MLS as Distributed by MLS Grid
• 2017-07-08 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-05-09 Price Changed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-20 Listed $1,449,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-13 Delisted — HGMLS
• 2017-01-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-01-12 Listing Removed — Smart MLS
• 2016-12-01 Listed $1,897,000 Smart MLS
• 2016-11-12 Listing Removed — Smart MLS
• 2016-09-14 Price Changed — HGMLS
• 2016-04-01 Listed — HGMLS
• 2016-04-01 Listed $1,897,000 OneKey® MLS as Distributed by MLS Grid
• 2016-03-31 Delisted — HGMLS
• 2016-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-03-12 Listed $1,897,000 Smart MLS
• 2016-02-14 Price Changed — HGMLS
• 2015-06-16 Listed — HGMLS
• 2015-06-16 Listed $1,997,000 OneKey® MLS as Distributed by MLS Grid
• 2006-12-21 Delisted — HGMLS
• 2006-06-21 Listed — HGMLS
• 2005-11-04 Delisted — HGMLS
• 2005-05-04 Listed — HGMLS
• 1997-11-25 Sold (Public Records) $912,000 Public Records
• 1986-06-04 Sold (Public Records) $215,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $28,691 · +7.8% YoY. Source: county tax records.