$5,500,000
Investment Summary
- Monthly Cash Flow
- -$27,655
- Cap Rate
- 0.0%
- Cash-on-Cash Return
- -26.2%
- Debt Coverage Ratio
- 0.01
- Internal Rate of Return (5 years)
- -21.3%
Cash Flow
Net Operating Income (NOI) minus mortgage payments.
Calculation:
NOI - Mortgage Payments
Cap Rate (Market Value)
Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
Calculation:
NOI / Market Value
Cash-on-Cash Return (CoC)
Annual Cash Flow / Cash Invested
Calculation:
Annual cash flow divided by initial cash invested.
Debt Coverage Ratio (DCR)
Net Operating Income (NOI) divided by total debt payments.
Calculation:
NOI / Total Debt Payments
Internal Rate of Return (IRR)
A metric for assessing profitability over time. IRR is the discount rate at which the net present value (NPV) of all future cash flows (positive and negative) from an investment equals zero — including both periodic cash flow (such as rent) and a projected sale at the end of the holding period. It represents the expected annualized return, accounting for income, expenses, and the recovery of capital through a future sale.
Property Description
Offered for the first time in 35 years, Buxton Pond Farm is a rare and distinguished offering in the heart of Bedford Hills. Spanning 11 acres of rolling meadows, specimen gardens, and spring-fed waters, this historic gentleman’s farm reflects a blend of timeless elegance and meaningful provenance, set just minutes from the train station , local shops, schools and only 40 miles from Manhattan. At the center of the property stands a distinguished 1795 Colonial residence, meticulously preserved and exuding quiet sophistication. With six bedrooms and five full baths, the home features wide board pine floors, original fireplaces, a wood shingle roof and classic clapboard exterior. Gracious rooms offer garden views and open onto lawns anchored by heirloom rose beds and rare botanical specimens. The estate is further enriched by a stunning pool oasis, framed by rolling lawns and flowering borders. A suite of historic structures adds unmatched character and functionality, an 8-stall barn with a 2 bedroom private residence, a detached three-car garage, an antique chicken house and a greenhouse with attached office. The 1790 schoolhouse, now the oldest surviving in Bedford Hills, has been fully restored in 2023 and stands as a tribute to the property’s layered past. Buxton Pond Farm has long been a sanctuary for notable American visionaries. It was the country home of DeWitt Clinton, former Governor of New York and architect of the Erie Canal. David Hosack, botanist and physician to Alexander Hamilton and Aaron Burr, also left his imprint here through his botanical collaborations with Clinton. In the 20th century, the property was home to pioneering television actress and writer Gertrude Berg, who chronicled her life at the farm in the acclaimed 2009 documentary Yoo-Hoo, Mrs. Goldberg. Additionally, this land once served as a stop on the Underground Railroad, with historic stone walls offering refuge to those seeking freedom. Today, Buxton Pond Farm continues its spirit of contribution through the Buxton Pond Farm Center. This learning hub offers immersive programming in herbalism, botany, and permaculture. In partnership with the Mount Kisco Interfaith Food Pantry, the Center's “Growing Field” initiative supplies fresh produce to local families in need—bridging past and present through purposeful living. This is not just a residence, it is an opportunity to steward a living legacy. Elegant, historically significant, and culturally rich, Buxton Pond Farm is one of Bedford’s most iconic properties.
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Location
Property Details
Parking
- Details: Garage
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 6
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Total): 6.0
Interior Features
- # of Rooms: 14
- Basement Description: Unfinished
- Fireplace: Yes
Exterior Features
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Rural/Agricultural
Lot Information
- Parcel ID: 55200072.712
- Lot Size: 479160 sqft
Property Information
- Property Type: Single Family Residence
- Style: Colonial
- Year Built: 1795
Tax Information
- Annual Tax: $55,258
Utilities
- Water & Sewer: Private, Well
- Heating: Hot Water, Oil
- Cooling: Central Air
Location
- County: Westchester
Listing Details
Investment Summary
- Monthly Cash Flow
- -$27,655
- Cap Rate
- 0.0%
- Cash-on-Cash Return
- -26.2%
- Debt Coverage Ratio
- 0.01
- Internal Rate of Return (5 years)
- -21.3%
Cash Flow
Net Operating Income (NOI) minus mortgage payments.
Calculation:
NOI - Mortgage Payments
Cap Rate (Market Value)
Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
Calculation:
NOI / Market Value
Cash-on-Cash Return (CoC)
Annual Cash Flow / Cash Invested
Calculation:
Annual cash flow divided by initial cash invested.
Debt Coverage Ratio (DCR)
Net Operating Income (NOI) divided by total debt payments.
Calculation:
NOI / Total Debt Payments
Internal Rate of Return (IRR)
A metric for assessing profitability over time. IRR is the discount rate at which the net present value (NPV) of all future cash flows (positive and negative) from an investment equals zero — including both periodic cash flow (such as rent) and a projected sale at the end of the holding period. It represents the expected annualized return, accounting for income, expenses, and the recovery of capital through a future sale.
Purchase Details
Purchase PriceThe price paid for the property. Purchase price:
| $5,500,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$4,400,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $1,100,000 |
Closing CostsFees and expenses associated with purchasing a property, typically ranging from 2% to 5% of the home’s purchase price, paid at the end of a home purchase to cover services like lending, title transfer, and taxes. Closing costs:
| $165,000 |
Rehab CostsCosts incurred to repair or improve the property, including: roof, flooring, exterior siding, kitchen, exterior paint, bathrooms, etc. Rehab costs:
| $0 |
Initial Cash InvestedThe total initial cash invested in the property. Calculation:Down payment + Buying costs + Rehab costs Initial cash invested:
| $1,265,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 6,000 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $917 |
Monthly Rent Per Square FootMonthly rent divided by the number of square feet. This ratio helps investors compare rental income efficiency across properties, markets, and unit sizes Calculation:Monthly Rent / Square Feet Monthly rent per square foot:
| $1.15 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $4,400,000 |
|---|---|
Loan to Value Ratio (LTV)Loan amount divided by the market value of the property. Calculation:Loan Amount / Market Value
Loan to value ratio:
| 80.0% |
Loan TypeThe type of loan (e.g., fixed, adjustable).
Loan type:
| Amortizing |
TermThe loan repayment period in years.
Term:
| 30 years |
Interest RateThe percentage a lender charges on the borrowed amount of a loan, determining the cost of borrowing money.
Interest rate:
| 6.500% |
Principal & Interest (PI)The principal is the portion of the loan payment that reduces the loan balance. The interest is the lender's charge for borrowing money. Calculation:(P * r * (1 + r) ** n) / ((1 + r) ** n - 1) Where:
P = Loan amount (principal)
Principal & interest:
| $27,811 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $4,605 |
InsuranceThe costs for insurance coverage to protect against financial losses due to risks like fire, natural disasters, theft, liability, or tenant-related damages. Calculation:Assumes 7% of gross rental income, unless insurance rates are specified.
Insurance:
| $483 |
Private Mortgage Insurance (PMI)A fee that borrowers pay when they take out a conventional loan with a loan-to-value (LTV) ratio above 80%.
Private mortgage insurance (PMI):
| $0 |
Monthly PaymentThe fixed amount a borrower pays each month to repay a loan. It typically includes principal and interest (P&I) and may also cover property taxes, insurance, HOA fees, and PMI if escrowed. Monthly payment:
| $32,899 |
Operating Income
| % Rent | Monthly | Yearly | |
|---|---|---|---|
Gross RentThe total rental income received from tenants before deducting any expenses. Includes base rent, late fees, pet fees, parking fees, and other recurring charges.
Gross rent:
| $6,900 | $82,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$414 | -$4,968 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $6,486 | $77,832 |
Operating Expenses
| % Rent | Monthly | Yearly | |
|---|---|---|---|
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services. | 67% | -$4,605 | -$55,259 |
InsuranceThe costs for insurance coverage to protect against financial losses due to risks like fire, natural disasters, theft, liability, or tenant-related damages. Calculation:Assumes 7% of gross rental income, unless insurance rates are specified. | 7% | -$483 | -$5,796 |
Property ManagementThe costs associated with hiring a property manager to handle the day-to-day operations of a rental property. Includes management fees, leasing fes, eviction fees, etc. Calculation:Assumes 8% of gross rental income. | 8% | -$552 | -$6,624 |
Repairs & MaintenanceOngoing costs for routine upkeep and minor fixes needed to keep a property in good working condition. Calculation:Assumes 5% of gross rental income. Varies by property age and condition. | 5% | -$345 | -$4,140 |
Capital ExpensesLarge, infrequent costs for major improvements or replacements, like a new roof, HVAC system, or appliances. Calculation:Assumes 5% of gross rental income. Varies by property age. | 5% | -$345 | -$4,140 |
HOA FeesRegular dues paid to a Homeowners Association for community maintenance, amenities, and management. Similar fees include: Condo Association Fees, Co-op Maintenance Fees, etc. | n/a | n/a | n/a |
Operating ExpensesRecurring costs required to maintain and manage a rental property, including property taxes, insurance, maintenance, repairs, utilities (if paid by the owner), property management fees, and other day-to-day expenses. Calculation:Insurance + Property Taxes + Property Management + Repairs & Maintenance + Capital Expenditures + HOA Fees | 92% | -$6,330 | -$75,959 |
Cash Flow
| Monthly | Yearly | |
|---|---|---|
Net Operating Income (NOI)The income generated from a property after deducting all operating expenses but before deducting mortgage payments, taxes, and capital expenditures. Calculation:Gross Operating Income - Operating Expenses
Net operating income:
| $156 | $1,872 |
Mortgage PaymentThe fixed amount a borrower pays each month to repay a loan. It typically includes principal and interest (P&I) and may also cover property taxes, insurance, HOA fees, and PMI if escrowed. | -$27,811 | -$333,732 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $27,655 | $331,860 |