150 Overlook Ave Unit 7B · Peekskill, NY 10566

$169,000

1 bd · 1.0 ba · 700 sqft · Condo · 28 Days on market

Built 1975 $241/sqft · 11% above area Est $152k · 11% over

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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).

• 1% rule +8.0/10.0
• Cash flow +5.3/30.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the River House. Location, Location, Location! One of Peekskill's premier CoOp buildings. Turn-Key nothing to do except unpack your bags and make it your home. 1 bedroom, 1 bath with majestic sunset views from the balcony and bedroom. Prepare gourmet meals in your kitchen with stainless steel appliances. Enjoy fabulous restaurants, shops and all that the revitalized downtown area has to offer. Conveniently located close to Metro North Railroad for easy commute into NYC. Community pool, tennis courts, playground and BBQ area. Your own mini resort. Laundry room on the same floor and on-site Super for your convenience. Book your appointment today! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Community pool
• Private balcony
• Tennis courts

Tags

• PRIVATE BALCONY
• STAINLESS STEEL APPLIANCES
• COMMUNITY POOL
• TENNIS COURTS
• PLAYGROUND
• BBQ AREA

Property features AI

Finance

• Other: Community features: park, playground, pool, sidewalks, tennis court(s)
• HOA & community: Association: Ferrara Management; Association amenities include elevator(s), landscaping, maintenance, park, parking, playground, pool, tennis court(s) and trash; Association fee includes sewer

Exterior

• Parking: Assigned parking; 2 parking spaces
• Utilities: Public sewer; Cable connected; Phone connected
• Home design: Stock cooperative; One level; Located on the 6th floor or higher
• Construction: Stucco construction; Actual property condition
• Exterior features: Outdoor space; Community in-ground outdoor pool; Pool/Spa; No waterfront

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Located on entry level 7
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Wall/window air conditioning unit(s)
• Interior features: Elevator; Walk-in closet(s); No dogs allowed
• Laundry & utility: Laundry room; In-hall laundry; Multiple laundry locations

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.

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: Hillcrest School (math 24% / reading 37%, grade F, #1,684 of 2,108 statewide, top 80%, 560 students, 61% FRL); 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 61% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+18 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $5k 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 28 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $125k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 43% 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 $166,465 (1.5% 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.30% ✓
• Cap rate: 3.61%
• Cash-on-cash: -9.59%
• DSCR: 0.57
• GRM: 6.4

CMA / ARV

• ARV (median comp): $152,149
• List price: $169,000
• Delta: 11.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -40.1%
• Equity multiple: -0.21×
• Total profit: $-57,054
• Equity at exit: $25,198

10-year hold

• IRR: —
• Equity multiple: -1.16×
• Total profit: $-102,231
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA est. from 1 same-building comp: −$952
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-378

Break-even live

Break-even rent $2,683

Max offer price $114,299

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-320	+0% $-378	+5% $-436	+10% $-495
Rent	-10% $-552	-5% $-465	+0% $-378	+5% $-291	+10% $-204
Rate	-1.0pp $-293	-0.5pp $-335	base $-378	+0.5pp $-422	+1.0pp $-466

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 High St Unit 3 Peekskill, NY	1.0	1.0	582	$1,975	$3.39	16d	1	0.22mi
8 N James St Unit D Peekskill, NY	1.0	1.0	750	$2,250	$3.00	45d	1	0.35mi
1108 Brown St Peekskill, NY	3.0	1.0–2.0	852	$2,574	$3.02	0d	5	0.42mi
300 Highland Ave Unit 7 Peekskill, NY	1.0	1.0	660	$2,200	$3.33	20d	1	0.43mi
5307 Villa At the Woods Peekskill, NY	1.0	1.0	550	$2,000	$3.64	45d	1	0.54mi
209 S Division St Unit C Peekskill, NY	2.0	1.0	720	$2,200	$3.06	22d	1	0.59mi
2 Lakeview Dr Peekskill, NY	1.0–2.0	1.0–1.5	875	$2,299	$2.63	0d	3	0.78mi
207 Chateau Rive #207 Peekskill, NY	1.0	1.0	600	$2,295	$3.83	20d	1	1.05mi
305 Chateau Rive Peekskill, NY	1.0	1.5	600	$2,295	$3.83	0d	1	1.06mi
403 Chateau Rive Unit 403 Peekskill, NY	1.0	1.0	500	$2,295	$4.59	45d	1	1.08mi
304 Chateau Rive Unit 304 Peekskill, NY	1.0	1.5	700	$2,600	$3.71	0d	1	1.10mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-13
   statusdays on market $169,000 Pending 28 DOM
2. 2026-06-09
   days on market $169,000 Active 27 DOM
3. 2026-06-08
   days on market $169,000 Active 26 DOM
4. 2026-06-07
   days on market $169,000 Active 25 DOM
5. 2026-06-04
   days on market $169,000 Active 22 DOM
6. 2026-06-03
   days on market $169,000 Active 21 DOM
7. 2026-06-02
   days on market $169,000 Active 20 DOM
8. 2026-06-01
   days on market $169,000 Active 19 DOM
9. 2026-05-31
   days on market $169,000 Active 18 DOM
10. 2026-05-13
    listed $169,000 Active 1441-char remark
11. 2020-11-23
    soldstatus $125,000 Closed 762-char remark

    Show marketing remark (762 chars)

    Welcome to the River House. Location, Location, Location! One of Peekskill's premier CoOp buildings. Turn-Key nothing to do except unpack your bags and make it your home. 1 bedroom, 1 bath with majestic sunset views from the balcony and bedroom. Prepare gourmet meals in your kitchen with stainless steel appliances. Enjoy fabulous restaurants, shops and all that the revitalized downtown area has to offer. Conveniently located close to Metro North Railroad for easy commute into NYC. Community pool, tennis courts, playground and BBQ area. Your own mini resort. Laundry room on the same floor and on-site Super for your convenience. Book your appointment today! Additional Information: HeatingFuel:Oil Above Ground,

12. 2020-08-03
    price $125,000 762-char remark

    Show marketing remark (762 chars)

    Welcome to the River House. Location, Location, Location! One of Peekskill's premier CoOp buildings. Turn-Key nothing to do except unpack your bags and make it your home. 1 bedroom, 1 bath with majestic sunset views from the balcony and bedroom. Prepare gourmet meals in your kitchen with stainless steel appliances. Enjoy fabulous restaurants, shops and all that the revitalized downtown area has to offer. Conveniently located close to Metro North Railroad for easy commute into NYC. Community pool, tennis courts, playground and BBQ area. Your own mini resort. Laundry room on the same floor and on-site Super for your convenience. Book your appointment today! Additional Information: HeatingFuel:Oil Above Ground,

13. 2020-07-08
    listed $130,000 Active 762-char remark

    Show marketing remark (762 chars)

    Welcome to the River House. Location, Location, Location! One of Peekskill's premier CoOp buildings. Turn-Key nothing to do except unpack your bags and make it your home. 1 bedroom, 1 bath with majestic sunset views from the balcony and bedroom. Prepare gourmet meals in your kitchen with stainless steel appliances. Enjoy fabulous restaurants, shops and all that the revitalized downtown area has to offer. Conveniently located close to Metro North Railroad for easy commute into NYC. Community pool, tennis courts, playground and BBQ area. Your own mini resort. Laundry room on the same floor and on-site Super for your convenience. Book your appointment today! Additional Information: HeatingFuel:Oil Above Ground,

14. 2018-04-05
    soldstatus $110,000 Sold

    Show marketing remark (556 chars)

    Lovely 1 bedroom coop with gorgeous views and magnificent sunsets from the balcony and bedroom. Stainless appliances and updated bath. Conveniently located close to Metro North Railroad, shops and school. Enjoy the community pool, tennis courts, playground and BBQ areas. Beautifully maintained complex. Laundry room on the same floor only a few doors away. Requires 20% down and minimum income of $55,000 for mortgage purchase with a minimum credit score of 700. Maintenance fee with STAR is $606.38. Additional Information: HeatingFuel:Oil Above Ground,

15. 2018-01-05
    historical Pending

    Show marketing remark (556 chars)

    Lovely 1 bedroom coop with gorgeous views and magnificent sunsets from the balcony and bedroom. Stainless appliances and updated bath. Conveniently located close to Metro North Railroad, shops and school. Enjoy the community pool, tennis courts, playground and BBQ areas. Beautifully maintained complex. Laundry room on the same floor only a few doors away. Requires 20% down and minimum income of $55,000 for mortgage purchase with a minimum credit score of 700. Maintenance fee with STAR is $606.38. Additional Information: HeatingFuel:Oil Above Ground,

16. 2017-11-28
    listed $115,000 Active

    Show marketing remark (556 chars)

    Lovely 1 bedroom coop with gorgeous views and magnificent sunsets from the balcony and bedroom. Stainless appliances and updated bath. Conveniently located close to Metro North Railroad, shops and school. Enjoy the community pool, tennis courts, playground and BBQ areas. Beautifully maintained complex. Laundry room on the same floor only a few doors away. Requires 20% down and minimum income of $55,000 for mortgage purchase with a minimum credit score of 700. Maintenance fee with STAR is $606.38. Additional Information: HeatingFuel:Oil Above Ground,

17. 2014-03-15
    price $135,000
18. 2007-10-01
    soldstatus $135,000
19. 2007-10-01
    historical
20. 2007-07-09
    price $139,900
21. 2006-10-26
    listed $139,900
22. 2001-03-01
    soldstatus $64,000
23. 2000-12-29
    historical
24. 2000-12-29
    price $64,900
25. 2000-08-07
    listed $64,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $26,459
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$11,424
• − Depreciation: −$4,916
• Taxable loss: −$6,961
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $-2,866/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: 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

+164.1% since first listed

17 events — show timeline

• 2026-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-23 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-03 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-08 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-05 Sold (MLS) $110,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-05 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-28 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $135,000 HGMLS
• 2007-10-01 Delisted — HGMLS
• 2007-10-01 Sold (MLS) $135,000 HGMLS
• 2007-07-09 Price Changed $139,900 HGMLS
• 2006-10-26 Listed $139,900 HGMLS
• 2001-03-01 Sold (MLS) $64,000 HGMLS
• 2000-12-29 Price Changed $64,900 HGMLS
• 2000-12-29 Delisted — HGMLS
• 2000-08-07 Listed $64,000 HGMLS