200 Main St · Eastchester, NY 10709

$1,498,000

6 bd · 2.0 ba · 3,096 sqft · MultiFamily · 135 Days on market

Built 1915 5,022 sqft lot $484/sqft · 18% below area Est $1829k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

PROJECTED 6 + CAP RATE. OPPORTUNITY KNOCKS CALLING ALL INVESTORS, PROFESSIONALS , DOCTORS, ACCOUNTANTS, ATTORNEYS , END USERS ETC TO THIS INCREDIBLE COMMERCIAL / RESIDENTIAL INVESTMENT IN RB ZONE . *** { COMMERCIAL OR DSCR FINANCING WITH APPROXIMATELY 35 PERCENT DOWN WILL BE REQUIRED TO PURCHASE THIS PROPERTY.} *** PROOF OF FUNDS WITH BE REQUIRED BEFORE AN APPOINTMENT WILL BE SCHEDULED *** Designer Farmhouse Style 3 Units in a Walk to All Location including Train, Shops , Schools, Dining & All Eastchester has to Offer. BREAKDOWN IS TWO 3/4 BEDROOM RESIDENTIAL UNITS , 1 RETAIL STORE & 1 DETACHED 2 CAR GARAGE. Special Features in Unit 1 include a White kitchen with Quartz Counter Tops/Stainless Steel Appliances, Hardwood Floors, Marble Bath, Laundry, 2 Car Garage Driveway for Off Street Parking. Tenants Pays Utilities & Snow Removal. LAKE ISLE Membership available. Please Verify SQFT and all Data with Town Hall.

Key facts

• Walk to all location
• White kitchen
• Quartz counter tops

Tags

• 3 UNITS
• WALK TO ALL LOCATION
• WHITE KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.18M (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.09M (27.3% below list).
• Recommended offer: $1.09M (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#159 in NY, #2,451 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, commute A+; Watch: amenities D-, cost of living F, health & safety D-.
• Eastchester Union Free School District (suburban): math 79% / reading 80% proficiency, ranked #42 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k 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 135 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $301k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $850k; list at $1.50M implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $1,089,000 (27.3% 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. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $1,829,419
• List price: $1,498,000
• Delta: -18.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Fisher Ave	0.58mi	6/2.0	3,000 (-3%)	13mo	$1,100,000	$367	57
22 Fairview Ave	0.40mi	5/3.0 (-1)	3,010 (-3%)	16mo	$999,999	$332	55
186 Midland Ave	0.34mi	6/4.0	2,660 (-14%)	0mo	$1,330,000	$500	52
30 Fairview Ave	0.38mi	6/4.0	3,529 (+14%)	11mo	$1,270,000	$360	42
188 Midland Ave	0.33mi	6/5.0	2,660 (-14%)	16mo	$1,200,000	$451	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-356,786
• Equity at exit: $223,357

10-year hold

• IRR: -20.9%
• Equity multiple: -0.09×
• Total profit: $-457,004
• Equity at exit: $129,520

Cash invested: $419,440 (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 10709

• Home prices YoY: -21.7%
• Active inventory: 55
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $10,890 high
• Mortgage (P&I): −$7,856
• Tax from tax record: −$1,917 /mo · $23,003/yr
• Insurance: −$624
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,287
• Net cashflow: $-1,794

Break-even live

Break-even rent $13,160

Max offer price $1,181,146

Occupancy floor —

Sensitivity live

Price	-10% $-946	-5% $-1,370	+0% $-1,794	+5% $-2,218	+10% $-2,642
Rent	-10% $-2,654	-5% $-2,224	+0% $-1,794	+5% $-1,363	+10% $-933
Rate	-1.0pp $-1,039	-0.5pp $-1,413	base $-1,794	+0.5pp $-2,182	+1.0pp $-2,577

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	0.75	$7,552
1× unit	0	0	$3,339
Total (3 units)			$10,890

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: $374,500
• Closing costs: $44,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Latimer Ln Bronxville, NY	5.0	4.0	3200	$13,995	$4.37	0d	1	0.82mi
15 Hillside Rd Bronxville, NY	5.0	3.5	2750	$13,500	$4.91	3d	1	1.16mi

Listing history 22 events

1. 2026-06-21
   days on market $1,498,000 Active 135 DOM
2. 2026-06-18
   days on market $1,498,000 Active 132 DOM
3. 2026-06-17
   days on market $1,498,000 Active 131 DOM
4. 2026-06-16
   days on market $1,498,000 Active 130 DOM
5. 2026-06-15
   days on market $1,498,000 Active 129 DOM
6. 2026-06-13
   days on market $1,498,000 Active 127 DOM
7. 2026-06-09
   days on market $1,498,000 Active 123 DOM
8. 2026-06-08
   days on market $1,498,000 Active 122 DOM
9. 2026-06-07
   days on market $1,498,000 Active 121 DOM
10. 2026-06-04
    days on market $1,498,000 Active 118 DOM
11. 2026-06-03
    days on market $1,498,000 Active 117 DOM
12. 2026-06-02
    days on market $1,498,000 Active 116 DOM
13. 2026-06-01
    days on market $1,498,000 Active 115 DOM
14. 2026-05-31
    days on market $1,498,000 Active 114 DOM
15. 2026-04-29
    price $1,498,000 942-char remark

    Show marketing remark (942 chars)

    PROJECTED 6 + CAP RATE. OPPORTUNITY KNOCKS CALLING ALL INVESTORS, PROFESSIONALS , DOCTORS, ACCOUNTANTS, ATTORNEYS , END USERS ETC TO THIS INCREDIBLE COMMERCIAL / RESIDENTIAL INVESTMENT IN RB ZONE . *** { COMMERCIAL OR DSCR FINANCING WITH APPROXIMATELY 35 PERCENT DOWN WILL BE REQUIRED TO PURCHASE THIS PROPERTY.} *** PROOF OF FUNDS WITH BE REQUIRED BEFORE AN APPOINTMENT WILL BE SCHEDULED *** Designer Farmhouse Style 3 Units in a Walk to All Location including Train, Shops , Schools, Dining & All Eastchester has to Offer. BREAKDOWN IS TWO 3/4 BEDROOM RESIDENTIAL UNITS , 1 RETAIL STORE & 1 DETACHED 2 CAR GARAGE. Special Features in Unit 1 include a White kitchen with Quartz Counter Tops/Stainless Steel Appliances, Hardwood Floors, Marble Bath, Laundry, 2 Car Garage Driveway for Off Street Parking. Tenants Pays Utilities & Snow Removal. LAKE ISLE Membership available. Please Verify SQFT and all Data with Town Hall.

16. 2026-04-06
    price $1,598,000 942-char remark

    Show marketing remark (942 chars)

    PROJECTED 6 + CAP RATE. OPPORTUNITY KNOCKS CALLING ALL INVESTORS, PROFESSIONALS , DOCTORS, ACCOUNTANTS, ATTORNEYS , END USERS ETC TO THIS INCREDIBLE COMMERCIAL / RESIDENTIAL INVESTMENT IN RB ZONE . *** { COMMERCIAL OR DSCR FINANCING WITH APPROXIMATELY 35 PERCENT DOWN WILL BE REQUIRED TO PURCHASE THIS PROPERTY.} *** PROOF OF FUNDS WITH BE REQUIRED BEFORE AN APPOINTMENT WILL BE SCHEDULED *** Designer Farmhouse Style 3 Units in a Walk to All Location including Train, Shops , Schools, Dining & All Eastchester has to Offer. BREAKDOWN IS TWO 3/4 BEDROOM RESIDENTIAL UNITS , 1 RETAIL STORE & 1 DETACHED 2 CAR GARAGE. Special Features in Unit 1 include a White kitchen with Quartz Counter Tops/Stainless Steel Appliances, Hardwood Floors, Marble Bath, Laundry, 2 Car Garage Driveway for Off Street Parking. Tenants Pays Utilities & Snow Removal. LAKE ISLE Membership available. Please Verify SQFT and all Data with Town Hall.

17. 2026-03-19
    price $1,699,000 942-char remark

    Show marketing remark (942 chars)

    PROJECTED 6 + CAP RATE. OPPORTUNITY KNOCKS CALLING ALL INVESTORS, PROFESSIONALS , DOCTORS, ACCOUNTANTS, ATTORNEYS , END USERS ETC TO THIS INCREDIBLE COMMERCIAL / RESIDENTIAL INVESTMENT IN RB ZONE . *** { COMMERCIAL OR DSCR FINANCING WITH APPROXIMATELY 35 PERCENT DOWN WILL BE REQUIRED TO PURCHASE THIS PROPERTY.} *** PROOF OF FUNDS WITH BE REQUIRED BEFORE AN APPOINTMENT WILL BE SCHEDULED *** Designer Farmhouse Style 3 Units in a Walk to All Location including Train, Shops , Schools, Dining & All Eastchester has to Offer. BREAKDOWN IS TWO 3/4 BEDROOM RESIDENTIAL UNITS , 1 RETAIL STORE & 1 DETACHED 2 CAR GARAGE. Special Features in Unit 1 include a White kitchen with Quartz Counter Tops/Stainless Steel Appliances, Hardwood Floors, Marble Bath, Laundry, 2 Car Garage Driveway for Off Street Parking. Tenants Pays Utilities & Snow Removal. LAKE ISLE Membership available. Please Verify SQFT and all Data with Town Hall.

18. 2026-02-03
    listed $1,799,000 Active 942-char remark

    Show marketing remark (942 chars)

    PROJECTED 6 + CAP RATE. OPPORTUNITY KNOCKS CALLING ALL INVESTORS, PROFESSIONALS , DOCTORS, ACCOUNTANTS, ATTORNEYS , END USERS ETC TO THIS INCREDIBLE COMMERCIAL / RESIDENTIAL INVESTMENT IN RB ZONE . *** { COMMERCIAL OR DSCR FINANCING WITH APPROXIMATELY 35 PERCENT DOWN WILL BE REQUIRED TO PURCHASE THIS PROPERTY.} *** PROOF OF FUNDS WITH BE REQUIRED BEFORE AN APPOINTMENT WILL BE SCHEDULED *** Designer Farmhouse Style 3 Units in a Walk to All Location including Train, Shops , Schools, Dining & All Eastchester has to Offer. BREAKDOWN IS TWO 3/4 BEDROOM RESIDENTIAL UNITS , 1 RETAIL STORE & 1 DETACHED 2 CAR GARAGE. Special Features in Unit 1 include a White kitchen with Quartz Counter Tops/Stainless Steel Appliances, Hardwood Floors, Marble Bath, Laundry, 2 Car Garage Driveway for Off Street Parking. Tenants Pays Utilities & Snow Removal. LAKE ISLE Membership available. Please Verify SQFT and all Data with Town Hall.

19. 2022-04-21
    soldstatus $850,000
20. 2021-08-30
    historical
21. 2021-07-29
    price $950,000
22. 2021-05-05
    listed $999,000 Active

ⓘ 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: $23,003 · $1,917/mo
• Projected year-2 tax: $24,159 · $2,013/mo
• Expected delta: +$1,157/yr (+$96/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,680
• − Mortgage interest: −$83,911
• − Property taxes: −$23,003
• − Insurance: −$7,490
• − Repairs & maintenance: −$10,454
• − Management: −$10,454
• − Depreciation: −$43,578
• Taxable loss: −$48,211
• Est. tax savings @ 24.0%: +$11,571
• After-tax cash flow: $-9,953/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: Eastchester Union Free School District
• NCES district ID: 3610080
• Math proficiency: 79% ▲ 1.00%
• Reading proficiency: 80% ▲ 9.00%
• Median HH income: $96,944
• Composite: 71.74/100
• National rank: #216
• State rank: #42 of 590 in NY

Livability — Eastchester

• Score: 78/100
• State rank: #159
• US rank: #2451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastchester, NY
• City population: 10,274
• Population (ZIP): 10,274

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 (81%)
• Race & ethnicity: White 81% Asian 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Scotch-Irish 3% Russian 2% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 9% Spanish 4% Other Asian/Pacific 3%

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: ▼ -75.63%
• Current HPI: 273.1667
• 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

+49.9% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $1,498,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $1,598,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $1,699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Listed $1,799,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-21 Sold (Public Records) $850,000 Public Records
• 2021-08-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-29 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-05 Listed $999,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $23,003 · +2.9% YoY. Source: county tax records.