1840 Crompond Rd Unit 9D8 · Peekskill, NY 10566

$149,000

2 bd · 1.0 ba · 1,036 sqft · Condo · 53 Days on market

Built 1971 Fair condition ↓ 6% since listing

---

Why this score? — see what drove the C- 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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This lower price (similar to a 1-bedroom) reflects the extent of renovation needed for this 2-bedroom unit. Easy to show. Spacious, upper end. Good storage. View of pool from balcony. Chair lift may or may not be included in sale. Laundry room in basement area at the far end of the building, Storage area in basement towards the middle of the building. Short commute to Route 9 for Metro North train to Grand Central Terminal. Explore all that Peekskill has to offer (Blue Mountain, Depew Park, Restaurant Row, The Paramount Hudson Valley Theater and Riverfront Green). Enjoy all that North of NYC has to offer. #NorthofNYC

Key facts

• Community pool
• Built 1971
• Listed 52 days

Property features AI

Finance

• HOA & community: Association: Crompond Apartment Owners Inc.; Community pool

Exterior

• Parking: Assigned parking
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected
• Home design: Stock cooperative; Single-story (entry level 1)
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One-level layout with multiple rooms (4 total rooms)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Pantry; Covered patio/porch; No dogs allowed
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.2% in Peekskill — 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 79/100 on livability (#132 in NY, #2,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A-; Watch: amenities F, cost of living F.
• Peekskill City School District (suburban): math 37% / reading 36% proficiency, ranked #670 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Peekskill Middle School (math 75% / reading 70%, grade A, #75 of 729 statewide, top 10%, 794 students, 63% FRL); Peekskill High School (math 79% / reading 44%, grade B-, #841 of 1,100 statewide, top 76%, 1,017 students, 60% FRL) — zoned schools at 62% FRL track the district average.
• Zoned-school proficiency averages 67% at this address vs 36% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Peekskill City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 117 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 39% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $4k 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 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.89% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.37×
• Total profit: $-26,283
• Equity at exit: $22,216

10-year hold

• IRR: -35.5%
• Equity multiple: -0.06×
• Total profit: $-44,162
• Equity at exit: $12,883

Cash invested: $41,720 (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 10566

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 117
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,821 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA est. from 1 same-building comp: −$1,119
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $80

Break-even live

Break-even rent $2,720

Max offer price $149,000

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $131	+0% $80	+5% $28	+10% $-23
Rent	-10% $-143	-5% $-32	+0% $80	+5% $191	+10% $303
Rate	-1.0pp $155	-0.5pp $118	base $80	+0.5pp $41	+1.0pp $2

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Crompond Rd #4403 Peekskill, NY	2.0	2.0	1000	$2,600	$2.60	20d	1	0.30mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$3,038	$3.56	0d	5	0.85mi
7 Oakwood Dr Peekskill, NY	2.0	1.0	1400	$2,525	$1.80	0d	1	0.92mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	45d	1	0.92mi
711 N Division St Peekskill, NY	3.0	1.5	1400	$3,400	$2.43	23d	1	0.97mi
1014 Main St Unit 1 Peekskill, NY	2.0	1.0	1000	$2,000	$2.00	45d	1	1.00mi
300 Highland Ave Unit 5 Peekskill, NY	3.0	2.0	1242	$4,000	$3.22	45d	1	1.01mi
300 Highland Ave Unit 1 Peekskill, NY	3.0	2.0	1307	$5,000	$3.83	45d	1	1.01mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	22d	1	1.05mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	8d	1	1.05mi
1009 Brown St #1 Peekskill, NY	1.0	1.0	800	$2,450	$3.06	45d	1	1.05mi
958 Phoenix Ave Peekskill, NY	2.0	1.0	964	$2,500	$2.59	0d	1	1.08mi
644 Harrison Ave Peekskill, NY	3.0	1.0	1260	$3,200	$2.54	0d	1	1.09mi
26 Forest Ave Cortlandt Manor, NY	2.0	1.0	1000	$3,099	$3.10	0d	1	1.10mi
1009 Hudson Ave Unit 1s Floor Peekskill, NY	2.0	1.0	1250	$2,800	$2.24	0d	1	1.12mi
216 Union Ave Peekskill, NY	2.0	1.0	1350	$2,800	$2.07	19d	1	1.18mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,795	$3.19	0d	3	1.36mi
26 Pump House Rd Cortlandt Manor, NY	3.0	1.5	1363	$3,400	$2.49	7d	1	1.44mi
2119 Maple Ave Cortlandt Manor, NY	3.0	1.0	1458	$3,200	$2.19	45d	1	1.44mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $149,000 Active 53 DOM
2. 2026-06-18
   days on market $149,000 Active 50 DOM
3. 2026-06-17
   days on market $149,000 Active 49 DOM
4. 2026-06-16
   days on market $149,000 Active 48 DOM
5. 2026-06-15
   days on market $149,000 Active 47 DOM
6. 2026-06-13
   days on market $149,000 Active 45 DOM
7. 2026-06-09
   days on market $149,000 Active 41 DOM
8. 2026-06-08
   days on market $149,000 Active 40 DOM
9. 2026-06-07
   days on market $149,000 Active 39 DOM
10. 2026-06-04
    days on market $149,000 Active 36 DOM
11. 2026-06-03
    days on market $149,000 Active 35 DOM
12. 2026-06-02
    days on market $149,000 Active 34 DOM
13. 2026-06-01
    days on market $149,000 Active 33 DOM
14. 2026-05-31
    days on market $149,000 Active 32 DOM
15. 2026-04-29
    listed $159,000 Active 631-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,849
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − HOA: −$13,428
• − Depreciation: −$4,335
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,114/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 · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom townhouse requires moderate renovations to update the kitchen and bathroom, but has a good foundation and exterior. The property is located in a desirable area with a pool view and easy access to transportation and amenities.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major kitchen countertops — worn and in poor condition
• Major flooring — dated and worn

Value-add opportunities

• Both paint interior walls — refreshes the space and improves curb appeal
• Both replace kitchen cabinets and appliances — modernizes the kitchen and improves functionality
• Both update bathroom fixtures — modernizes the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · worn and in poor condition	Major	$15,000–50,000
flooring · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint interior walls — refreshes the space and improves curb appeal ↑
• Both replace kitchen cabinets and appliances — modernizes the kitchen and improves functionality ↑
• Both update bathroom fixtures — modernizes the bathroom and improves functionality ↑

ⓘ 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: Peekskill City School District
• NCES district ID: 3622650
• Math proficiency: 37% ▲ 4.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $54,563
• Composite: 34.6/100
• National rank: #10089
• State rank: #670 of 755 in NY

Livability — Peekskill

• Score: 79/100
• State rank: #132
• US rank: #2121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peekskill, NY
• County: Westchester County · 709,332 people
• City population: 25,625
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,625
• Household income: $85,954
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1507.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 32% Black 17% Two or more races 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 27% · Canada
• Languages at home: 57% English-only · Spanish 37% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -96.67%
• Current HPI: 307.944
• Rent YoY: ▲ 0.12%
• 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

-6.3% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $159,000 OneKey® MLS as Distributed by MLS Grid