23 Fieldstone Dr #169 · White Plains, NY 10530

$419,000

3 bd · 1.5 ba · 1,100 sqft · Condo · 64 Days on market

Built 1955 $381/sqft · 28% above area Est $326k · 28% over

---

Why this score? — see what drove the C- 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh, Bright, and Full of Character - WHERE YOUR STORY CONTINUES… Move right into this beautifully updated 3-bedroom, 1.5-bath first-floor garden-style co-op offering the perfect blend of space, natural light, and modern convenience. This move-in ready home features three-sided sunlight exposure (north, east, and west), filling the interior with bright, inviting light throughout the day. As a Savvy Home Buyer, you want a lot from their next home. Here’s your chance to have your cake and eat it too! PRIVATE PARKING, IN-HOUSE WASHER AND DRYER, PRIVATE IN-GROUND POOL, PRIVATE PLAYGROUND, PATIO BBQ AREA, WELL LANDSCAPED GROUNDS, AND SNOW REMOVAL - YOUR NEW HOME WILL HAVE IT ALL. MAINTENANCE INCLUDES PROPERTY TAXES! Inside, you’ll find hardwood floors, a spacious living room, and a formal dining area ideal for entertaining or everyday living. The updated kitchen includes stainless steel appliances, quartz countertops, and an eat-in area, along with the added convenience of in-unit laundry. Updated bathrooms provide a clean, modern finish. Enjoy access to a well-maintained community with landscaped grounds, a courtyard for outdoor dining and BBQs, a private in-ground pool, and a playground. Additional features include private parking (short waitlist). Ideally located near Metro-North with approximately a 35-minute commute to NYC, and close to major highways, shopping, restaurants, nightlife, golf courses, and walking trails. Pet policy allows one indoor cat. Subletting permitted after 3 years of occupancy (up to 5 years). Don’t miss your chance to experience comfort, convenience, and community all in one - Schedule your private showing today and experience this move-in ready home in a prime, commuter-friendly location.

Key facts

• Quartz countertops
• Updated bathrooms
• Updated kitchen

Tags

• THREE SIDED SUNLIGHT EXPOSURE
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• IN UNIT LAUNDRY
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $419k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $394k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in White Plains — 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 71/100 on livability (#410 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lee F Jackson School (261 students, 41% FRL); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 156 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $13k 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 64 days — a 6% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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, 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 $393,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 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. 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. 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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $326,134
• List price: $419,000
• Delta: 28.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-17,609
• Equity at exit: $62,474

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $49,613
• Equity at exit: $36,227

Cash invested: $117,320 (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 10530

• Active inventory: 156
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $4,663 high
• Mortgage (P&I): −$2,197
• Tax est. 1.5%: −$524 /mo · $6,285/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $788

Break-even live

Break-even rent $3,665

Max offer price $419,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,078	-5% $933	+0% $788	+5% $644	+10% $499
Rent	-10% $420	-5% $604	+0% $788	+5% $973	+10% $1,157
Rate	-1.0pp $999	-0.5pp $895	base $788	+0.5pp $680	+1.0pp $569

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	26d	1	0.91mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$5,418	$6.66	0d	23	0.94mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	4d	3	0.95mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$4,093	$4.38	0d	19	0.97mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$4,295	$5.51	0d	10	1.02mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$7,972	$8.07	0d	26	1.04mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	23d	1	1.10mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	45d	1	1.15mi
846 Hartsdale Rd White Plains, NY	3.0	2.5	1500	$5,200	$3.47	19d	1	1.26mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	18	1.31mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	18d	1	1.36mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	45d	1	1.36mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	1.38mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	0d	1	1.39mi
290 E Main St Elmsford, NY	1.0–2.0	1.0–2.0	1077	$4,107	$3.81	0d	7	1.44mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	45d	1	1.45mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	45d	1	1.46mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$6,245	$6.41	0d	17	1.48mi

HOA detail condo

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

Listing history 16 events

1. 2026-03-25
   listed $419,000 Active 1776-char remark

   Show marketing remark (1776 chars)

   Fresh, Bright, and Full of Character - WHERE YOUR STORY CONTINUES… Move right into this beautifully updated 3-bedroom, 1.5-bath first-floor garden-style co-op offering the perfect blend of space, natural light, and modern convenience. This move-in ready home features three-sided sunlight exposure (north, east, and west), filling the interior with bright, inviting light throughout the day. As a Savvy Home Buyer, you want a lot from their next home. Here’s your chance to have your cake and eat it too! PRIVATE PARKING, IN-HOUSE WASHER AND DRYER, PRIVATE IN-GROUND POOL, PRIVATE PLAYGROUND, PATIO BBQ AREA, WELL LANDSCAPED GROUNDS, AND SNOW REMOVAL - YOUR NEW HOME WILL HAVE IT ALL. MAINTENANCE INCLUDES PROPERTY TAXES! Inside, you’ll find hardwood floors, a spacious living room, and a formal dining area ideal for entertaining or everyday living. The updated kitchen includes stainless steel appliances, quartz countertops, and an eat-in area, along with the added convenience of in-unit laundry. Updated bathrooms provide a clean, modern finish. Enjoy access to a well-maintained community with landscaped grounds, a courtyard for outdoor dining and BBQs, a private in-ground pool, and a playground. Additional features include private parking (short waitlist). Ideally located near Metro-North with approximately a 35-minute commute to NYC, and close to major highways, shopping, restaurants, nightlife, golf courses, and walking trails. Pet policy allows one indoor cat. Subletting permitted after 3 years of occupancy (up to 5 years). Don’t miss your chance to experience comfort, convenience, and community all in one - Schedule your private showing today and experience this move-in ready home in a prime, commuter-friendly location.

2. 2017-08-24
   historical
3. 2017-04-29
   historical Pending
4. 2017-04-02
   status Active
5. 2016-06-29
   historical Pending
6. 2016-03-19
   price $209,950
7. 2016-02-28
   listed $239,500 Active
8. 2016-02-26
   historical Withdrawn
9. 2016-02-25
   historical
10. 2015-12-09
    price
11. 2015-11-20
    listed $244,500
12. 2015-11-20
    listed Active
13. 2006-02-28
    historical
14. 2005-11-09
    listed
15. 2004-10-31
    historical
16. 2004-06-11
    listed

ⓘ 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 5/10 Major 7 d/yr ≥98°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: $55,960
• − Mortgage interest: −$23,471
• − Property taxes: −$6,285
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,477
• − Management: −$4,477
• − Depreciation: −$12,189
• Taxable income: $2,967
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $8,749/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — White Plains

• Score: 71/100
• State rank: #410
• US rank: #6801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 61,281
• Population (ZIP): 13,955

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 10% Two or more races 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% Russian/Polish/Slavic 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: ▼ -616.16%
• Current HPI: 320.7324
• 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

+71.4% since first listed

16 events — show timeline

• 2026-03-25 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-29 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2016-06-29 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-03-19 Price Changed $209,950 OneKey® MLS as Distributed by MLS Grid
• 2016-02-28 Listed $239,500 OneKey® MLS as Distributed by MLS Grid
• 2016-02-26 Delisted — HGMLS
• 2016-02-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-12-09 Price Changed — HGMLS
• 2015-11-20 Listed $244,500 OneKey® MLS as Distributed by MLS Grid
• 2015-11-20 Listed — HGMLS
• 2006-02-28 Delisted — HGMLS
• 2005-11-09 Listed — HGMLS
• 2004-10-31 Delisted — HGMLS
• 2004-06-11 Listed — HGMLS