260 Garth Rd Unit 4A5 · Eastchester, NY 10583

$189,000

1 bd · 1.0 ba · 800 sqft · Condo · 71 Days on market

Built 1967 $236/sqft · 21% below area Est $240k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this bright one bedroom co-op in highly sought-after Garth Essex with central A/C. The expansive living room with a versatile dining space is framed by a wall of windows with Eastern exposure, while the versatile foyer easily adapts to a chic home office, dining area or cozy reading nook. The generously sized bedroom accommodates a king-size bed along with additional furnishings and features two closets, Residents of the Garth Essex enjoy the convenience of laundry facilities on every floor and additional storage options (subject to availability). Perfectly positioned just moments from Scarsdale Village, Metro North, Bronx River walking and biking trails, this location offers both tranquility and accessibility. As a resident you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Monthly maintenance includes central A/C and is listed prior to the basic STAR credit (approximately $107/month). Minimum required income of $84,000. Non-smoking building. Very Strict board!!! Debt-to-income ratio not to exceed 35%; credit score of 725 or higher on Experian FICO Score 2; minimum income of $84,000 or 8 times the annual maintenance fee of the unit, whichever is greater; 6 months' worth of cash to cover all expenses; no late payments on credit report for last 6 months; no bankruptcy in the past 7 years.

Key facts

• Laundry facilities
• Versatile foyer
• Two closets

Tags

• CENTRAL A/C
• EXPANSIVE LIVING ROOM
• VERSATILE FOYER
• TWO CLOSETS
• LAUNDRY FACILITIES
• ADDITIONAL STORAGE OPTIONS

🏷️ Possibly a rental listed for sale. The $189,000 price doesn't fit this home's estimated sale value (~$240,135) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 4.2% in Eastchester — 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 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: 292 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 16% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $110k; list at $189k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $240,135
• List price: $189,000
• Delta: -21.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $52,335
• Equity at exit: $28,181

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $152,653
• Equity at exit: $16,341

Cash invested: $52,920 (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 10583

• Active inventory: 292
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,384 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $1,301

Break-even live

Break-even rent $1,737

Max offer price $189,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,432	-5% $1,366	+0% $1,301	+5% $1,236	+10% $1,171
Rent	-10% $1,034	-5% $1,167	+0% $1,301	+5% $1,435	+10% $1,568
Rate	-1.0pp $1,396	-0.5pp $1,349	base $1,301	+0.5pp $1,252	+1.0pp $1,202

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	44d	1	0.17mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	0.31mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	0.31mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	0.31mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	44d	1	0.49mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	44d	1	0.52mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.55mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.56mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	8d	1	0.60mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-18
   days on market $189,000 Active 71 DOM
2. 2026-06-17
   days on market $189,000 Active 70 DOM
3. 2026-06-16
   days on market $189,000 Active 69 DOM
4. 2026-06-15
   days on market $189,000 Active 68 DOM
5. 2026-06-13
   days on market $189,000 Active 66 DOM
6. 2026-06-09
   days on market $189,000 Active 62 DOM
7. 2026-06-08
   days on market $189,000 Active 61 DOM
8. 2026-06-07
   days on market $189,000 Active 60 DOM
9. 2026-06-04
   days on market $189,000 Active 57 DOM
10. 2026-06-03
    days on market $189,000 Active 56 DOM
11. 2026-06-02
    days on market $189,000 Active 55 DOM
12. 2026-06-01
    days on market $189,000 Active 54 DOM
13. 2026-05-31
    days on market $189,000 Active 53 DOM
14. 2026-04-08
    listed $189,000 Active 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to this bright one bedroom co-op in highly sought-after Garth Essex with central A/C. The expansive living room with a versatile dining space is framed by a wall of windows with Eastern exposure, while the versatile foyer easily adapts to a chic home office, dining area or cozy reading nook. The generously sized bedroom accommodates a king-size bed along with additional furnishings and features two closets, Residents of the Garth Essex enjoy the convenience of laundry facilities on every floor and additional storage options (subject to availability). Perfectly positioned just moments from Scarsdale Village, Metro North, Bronx River walking and biking trails, this location offers both tranquility and accessibility. As a resident you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Monthly maintenance includes central A/C and is listed prior to the basic STAR credit (approximately $107/month). Minimum required income of $84,000. Non-smoking building. Very Strict board!!! Debt-to-income ratio not to exceed 35%; credit score of 725 or higher on Experian FICO Score 2; minimum income of $84,000 or 8 times the annual maintenance fee of the unit, whichever is greater; 6 months' worth of cash to cover all expenses; no late payments on credit report for last 6 months; no bankruptcy in the past 7 years.

15. 2014-03-15
    price $110,000 492-char remark

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

16. 2012-10-10
    soldstatus $110,000 Sold 492-char remark

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

17. 2012-10-10
    soldstatus $110,000

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

18. 2012-10-02
    historical 492-char remark

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

19. 2012-08-06
    historical Pending 492-char remark

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

20. 2012-08-06
    price $115,000 492-char remark

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

21. 2012-07-11
    listed $115,000 Active 492-char remark

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

22. 2012-07-11
    listed $115,000

    Show marketing remark (492 chars)

    Priced like a studio! Enjoy sunny eastern views from this 1-bedroom Garth Road co-op. Spacious Living Room has refinished parquet floors and bedroom has two large closets. Central Air included in the maintenance! Maint. does not reflect STAR credit of about $118/mo. Walk to Village & Train. 30 minute express train to Grand Central. Laundry on floor & indoor reserved parking is a short wait. FREE outdoor parking with a permit from the Town. Eligible for Lake Isle Pool and Golf

23. 2012-07-10
    historical Cancelled
24. 2012-05-29
    status Active
25. 2012-05-29
    historical
26. 2012-05-07
    price
27. 2012-02-11
    price
28. 2011-11-28
    listed Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,613
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$1,742
• − Repairs & maintenance: −$3,249
• − Management: −$3,249
• − Depreciation: −$5,498
• Taxable income: $13,453
• Est. tax owed @ 24.0%: −$3,229
• After-tax cash flow: $12,385/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
• County: Westchester County · 709,332 people
• City population: 10,274
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 5%

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: ▼ -851.83%
• Current HPI: 283.4725
• Rent YoY: —
• 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

+64.3% since first listed

15 events — show timeline

• 2026-04-08 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $110,000 HGMLS
• 2012-10-10 Sold (MLS) $110,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-10 Sold (MLS) $110,000 HGMLS
• 2012-10-02 Delisted — HGMLS
• 2012-08-06 Contingent — HGMLS
• 2012-08-06 Price Changed $115,000 HGMLS
• 2012-07-11 Listed $115,000 HGMLS
• 2012-07-11 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2012-07-10 Delisted — HGMLS
• 2012-05-29 Relisted — HGMLS
• 2012-05-29 Delisted — HGMLS
• 2012-05-07 Price Changed — HGMLS
• 2012-02-11 Price Changed — HGMLS
• 2011-11-28 Listed — HGMLS