315 King St Unit 3C · Port Chester, NY 10573

$99,000

1 bd · 1.0 ba · 800 sqft · Condo · 60 Days on market

Built 1955

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

Key facts

• Open floor plan
• Renovated
• Chef's kitchen

Tags

• RENOVATED
• OPEN FLOOR PLAN
• CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• SEPARATE DINING AREA
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Monthly additional capital improvement fee of $358; Community pool

Exterior

• Parking: Assigned parking; Garage; Parking lot; Total 2 parking spaces; 1 garage space
• Utilities: Con Edison electric; Public sewer; Electricity connected; Water connected; Cable available; Phone available; Sewer connected
• Home design: Stock cooperative; Updated/remodeled condition; Located between 3rd and 5th floors
• Construction: Brick exterior
• Exterior features: Brick construction; Outdoor space; Pool/Spa; Bicycle room

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Located on 3rd floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Chef's kitchen; Elevator access; Galley-style kitchen; High-speed internet available; Open floor plan; Open kitchen; Recessed lighting; Screened terrace; Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 4.3% in Port Chester — 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 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas A Edison School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 377 students, 83% FRL); Port Chester Middle School (math 20% / reading 43%, grade F, #522 of 729 statewide, top 73%, 971 students, 75% FRL); Port Chester Senior High School (math 88% / reading 92%, grade A+, #238 of 1,100 statewide, top 23%, 1,555 students, 73% FRL) — zoned schools average 77% FRL vs 57% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% of the median local income ($106k/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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.83% ✓
• Cap rate: 24.79%
• Cash-on-cash: 66.04%
• DSCR: 3.94
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 3.63×
• Total profit: $72,971
• Equity at exit: $14,761

10-year hold

• IRR: 65.4%
• Equity multiple: 6.67×
• Total profit: $157,152
• Equity at exit: $8,560

Cash invested: $27,720 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,526

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,594	-5% $1,560	+0% $1,526	+5% $1,491	+10% $1,457
Rent	-10% $1,305	-5% $1,415	+0% $1,526	+5% $1,636	+10% $1,747
Rate	-1.0pp $1,575	-0.5pp $1,551	base $1,526	+0.5pp $1,500	+1.0pp $1,474

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	25d	1	0.05mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$3,672	$4.49	8d	1	0.20mi
189 N Main St Unit 2 Port Chester, NY	—	1.0	842	$3,000	$3.56	45d	1	0.28mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	0d	42	0.30mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	5d	1	0.31mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	2d	1	0.36mi
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	25d	1	0.37mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	45d	1	0.47mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	25d	1	0.47mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	23d	1	0.50mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	45d	1	0.52mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	45d	1	0.54mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	45d	1	0.60mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	4d	1	0.60mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	4d	1	0.60mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	45d	1	0.61mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	15d	1	0.61mi
108 S Main St Port Chester, NY	1.0	1.0	630	$2,625	$4.17	0d	2	0.62mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	20d	1	0.78mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	13d	1	0.88mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	45d	1	0.89mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,324	$2.69	0d	18	0.90mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	8d	1	0.94mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	45d	1	0.96mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$3,550	$2.87	0d	3	0.98mi
2 S Ridge St Unit 2 Rye Brook, NY	1.0	1.0	576	$1,950	$3.39	45d	1	1.00mi
12 Arther St Unit 1 Greenwich, CT	1.0	1.0	700	$3,250	$4.64	45d	1	1.10mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	18d	1	1.11mi
60 Weaver St Greenwich, CT	2.0	1.0	1020	$3,100	$3.04	13d	1	1.16mi
70 Alexander St Unit 1 Greenwich, CT	2.0	1.0	800	$2,200	$2.75	45d	1	1.26mi
303 Hamilton Ave Apt E Greenwich, CT	2.0	1.0	952	$3,575	$3.76	25d	1	1.28mi
303 Hamilton Ave Greenwich, CT	2.0	1.0	952	$3,575	$3.76	45d	1	1.28mi
67 Alexander St Unit 1 Greenwich, CT	1.0	1.5	800	$2,500	$3.12	4d	1	1.28mi
38 Gerry St Unit 2 Greenwich, CT	2.0	1.0	1100	$2,995	$2.72	22d	1	1.32mi
188 Hamilton Ave Unit 1 Greenwich, CT	2.0	1.0	1000	$3,050	$3.05	25d	1	1.34mi
24 Saint Roch Ave Unit 2 Greenwich, CT	1.0	1.0	625	$2,150	$3.44	25d	1	1.35mi
33 Valley Dr Greenwich, CT	1.0	1.0	1000	$2,800	$2.80	4d	1	1.38mi
180 Hamilton Ave Unit H Greenwich, CT	1.0	1.0	740	$2,900	$3.92	15d	1	1.49mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 60 DOM
2. 2026-06-18
   days on market $99,000 Active 57 DOM
3. 2026-06-17
   days on market $99,000 Active 56 DOM
4. 2026-06-16
   days on market $99,000 Active 55 DOM
5. 2026-06-15
   days on market $99,000 Active 54 DOM
6. 2026-06-13
   days on market $99,000 Active 52 DOM
7. 2026-06-13
   days on market $99,000 Active 51 DOM
8. 2026-06-09
   days on market $99,000 Active 48 DOM
9. 2026-06-08
   days on market $99,000 Active 47 DOM
10. 2026-06-07
    days on market $99,000 Active 46 DOM
11. 2026-06-04
    statusdays on market $99,000 Active 43 DOM
12. 2026-04-21
    status Pending
13. 2026-03-10
    listed $99,000 Active
14. 2019-12-11
    soldstatus $92,000 Sold 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

15. 2019-10-16
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

16. 2019-10-15
    price $89,900 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

17. 2019-10-11
    price $99,900 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

18. 2019-09-10
    status Active 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

19. 2019-09-10
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

20. 2019-09-04
    listed $89,900 Active 385-char remark

    Show marketing remark (385 chars)

    Lovely apartment with terrace and view. Perfect for commuters-close to all transportation. Parking spot is assigned. This spacious one bedroom is a commuters dream with it's close proximity to shopping, highways and nightlife. Complex has a pool and BBQ area. Do not lose this beautiful opportunity. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,567
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$2,880
• Taxable income: $17,790
• Est. tax owed @ 24.0%: −$4,270
• After-tax cash flow: $14,038/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: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 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: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• 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

+10.1% since first listed

9 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-11 Sold (MLS) $92,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-15 Price Changed $89,900 OneKey® MLS as Distributed by MLS Grid
• 2019-10-11 Price Changed $99,900 OneKey® MLS as Distributed by MLS Grid
• 2019-09-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-09-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-09-04 Listed $89,900 OneKey® MLS as Distributed by MLS Grid