18 Nancys Ln · Scotts Corners, NY 10576

$595,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 3 Days on market

Built 1961 2.28 ac lot

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Why this score? — see what drove the D 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

A LITTLE JEWEL. First time offered in years! Off a quiet cul-de-sac in the heart of Eastwoods. Over two peaceful acres with level lawns, natural woodlands and flowering Mountain Laurel, Hosta and Peonies. Charming Shingle Ranch offering an easy, one-level lifestyle. Sun-filled Living Room with fireplace and open Dining Area. Kitchen with door to awning-covered deck for outdoor entertaining. Two Bedrooms. A great little house with expansion potential. A most convenient location with easy access to Routes 123 and 124, Vista, Scotts Corners, New Canaan, the train and commuting arteries. Will not last!

Key facts

• 2.28 acre lot
• 2 garage spots
• Built 1961

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electricity connected (NYSEG); Septic tank
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction; Shingle siding
• Exterior features: Frame construction with shingle siding; Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (oil); No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Entrance foyer; Natural woodwork; Deck
• Laundry & utility: Laundry located in the garage; Unfinished basement; Walkup attic

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $534k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $441k (25.8% below list).
• Recommended offer: $441k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.4% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Pound Ridge Elementary School (math 52% / reading 77%, grade B, #591 of 2,108 statewide, top 31%, 238 students, 10% FRL); Fox Lane Middle School (math 42% / reading 55%, grade C-, #300 of 729 statewide, top 41%, 765 students, 38% FRL); Fox Lane High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 1,241 students, 36% FRL) — zoned schools average 28% FRL vs 10% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($4k loan paydown + $23k appreciation (3.8% 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $441,289 (25.8% 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 1961 — 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. 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?
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: 0.74% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.46×
• Total profit: $76,515
• Equity at exit: $296,058

10-year hold

• IRR: 9.9%
• Equity multiple: 2.63×
• Total profit: $270,978
• Equity at exit: $479,799

Cash invested: $166,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $4,413 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$461 /mo · $5,536/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $-343

Break-even live

Break-even rent $4,847

Max offer price $534,359

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-175	+0% $-343	+5% $-512	+10% $-680
Rent	-10% $-692	-5% $-518	+0% $-343	+5% $-169	+10% $5
Rate	-1.0pp $-44	-0.5pp $-192	base $-343	+0.5pp $-497	+1.0pp $-654

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-13
   days on market $595,000 Active 3 DOM
2. 2026-06-13
   status $595,000 Active 2 DOM
3. 2026-06-10
   days on market $595,000 Coming Soon 2 DOM
4. 2026-06-08
   remarks 605-char remark
5. 2026-06-08
   listed $595,000 Coming Soon 1 DOM

ⓘ 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: $5,536 · $461/mo
• Projected year-2 tax: $7,796 · $650/mo
• Expected delta: +$2,260/yr (+$188/mo · 40.8%)

ⓘ 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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,955
• − Mortgage interest: −$33,329
• − Property taxes: −$5,536
• − Insurance: −$2,975
• − Repairs & maintenance: −$4,236
• − Management: −$4,236
• − Depreciation: −$17,309
• Taxable loss: −$14,667
• Est. tax savings @ 24.0%: +$3,520
• After-tax cash flow: $-599/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

1 event — show timeline

• 2026-06-08 Coming Soon $595,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $5,536 · +10.2% YoY. Source: county tax records.