6 Amawalk Ave · Yorktown Heights, NY 10501

$625,000

4 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 7 Days on market

Built 1969 0.31 ac lot $308/sqft · 24% below area Est $818k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +7.2/10.0
• Schools +6.5/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you’ve been looking for a home with great space and an easy, comfortable vibe—this raised ranch checks all the boxes. With its classic brick front and a 5-year-old roof, it’s the kind of place that feels solid and well cared for from the moment you pull up. Inside, the main level is bright and welcoming, with wood floors throughout just waiting to shine. The updated kitchen—with stainless steel appliances and granite counters—sits right where it should: at the center of it all, ready for busy mornings, casual dinners, and everything in between. Central air keeps things cool upstairs when the weather heats up. You’ll also find three well-proportioned be

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1969

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electric service by NYSEG; Septic tank; Electricity connected; Water connected; Private trash collection
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 7 total rooms (bedroom count not separately listed)
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Central air conditioning; Wood-burning stove fireplace
• Interior features: Eat-in kitchen; Formal dining room; Primary bathroom; Finished full basement with walk-out access; Pull-down attic stairs
• Laundry & utility: Washer and dryer; Laundry located in basement and in a bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $554k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (20.0% below list).
• Recommended offer: $500k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.7% in Yorktown Heights — 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 72/100 on livability (#343 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Somers Central School District (suburban): math 65% / reading 74% proficiency, ranked #95 of 590 in NY (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Primrose School (527 students, 10% FRL); Somers Middle School (math 43% / reading 69%, grade B-, #205 of 729 statewide, top 29%, 569 students, 9% FRL); Somers Senior High School (math 92% / reading 87%, grade A+, #265 of 1,100 statewide, top 26%, 980 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($4k loan paydown + $27k appreciation (4.4% 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $500,000 (20.0% 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 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. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $818,001
• List price: $625,000
• Delta: -23.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Chalmers Blvd	0.08mi	4/2.5	2,147 (+6%)	22mo	$755,000	$352	66
19 Lakeview Ter	0.18mi	4/2.5	2,200 (+8%)	12mo	$580,000	$264	66
14 Arden Dr	0.58mi	3/2.0 (-1)	2,016 (-1%)	8mo	$700,000	$347	60
28 Arden Dr	0.70mi	3/2.5 (-1)	2,300 (+13%)	13mo	$705,000	$307	27

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

Projected returns pro-forma

4.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.55×
• Total profit: $96,112
• Equity at exit: $330,167

10-year hold

• IRR: 10.8%
• Equity multiple: 2.85×
• Total profit: $324,355
• Equity at exit: $550,893

Cash invested: $175,000 (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 10501

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$812 /mo · $9,742/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $-400

Break-even live

Break-even rent $5,506

Max offer price $554,372

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-223	+0% $-400	+5% $-577	+10% $-754
Rent	-10% $-795	-5% $-597	+0% $-400	+5% $-202	+10% $-5
Rate	-1.0pp $-85	-0.5pp $-241	base $-400	+0.5pp $-562	+1.0pp $-727

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2662 Dunning Dr Yorktown Heights, NY	4.0	1.0	1800	$5,000	$2.78	2d	1	1.33mi

Listing history 2 events

1. 2026-05-06
   listed $625,000 Active
2. 2026-05-04
   historical

ⓘ 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: $9,742 · $812/mo
• Projected year-2 tax: $10,152 · $846/mo
• Expected delta: +$410/yr (+$34/mo · 4.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$35,010
• − Property taxes: −$9,742
• − Insurance: −$3,125
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$18,182
• Taxable loss: −$15,658
• Est. tax savings @ 24.0%: +$3,758
• After-tax cash flow: $-1,040/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: Somers Central School District
• NCES district ID: 3627180
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 12.00%
• Median HH income: $111,661
• Composite: 64.82/100
• National rank: #516
• State rank: #95 of 590 in NY

Livability — Yorktown Heights

• Score: 72/100
• State rank: #343
• US rank: #5799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,426

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Scottish 4% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Arabic 5% German/W. Germanic 1% Other Indo-European 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: ▲ 4.36%
• Current HPI: 244.0348
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $625,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $625,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $9,742 · +28.3% YoY. Source: county tax records.