6 Davis Ave Unit A11 · Rye, NY 10580

$295,000

1 bd · 1.0 ba · 750 sqft · Condo · 18 Days on market

Built 1926 $393/sqft · at area comps Est $282k · at est.

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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 +27.2/30.0
• DSCR +9.4/10.0
• Schools +8.6/10.0
• Appreciation +8.3/10.0
• 1% rule +7.4/10.0
• ARV discount +5.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home in "RYE CASTLE"! Located on the first floor of this iconic Tudor-style building is this comfortable, very well-kept, one-bedroom, one-bath, apartment. Enjoyable ample Living Room with Fireplace, hardwood flooring and high ceilings... a Dining area with a bay window and plenty of natural light... a thoughtfully updated Eat-In Kitchen with gas range... a comfortable Bedroom... an updated Bathroom with a Tub and Shower. Storage? Laundry? The building has individual storage units, bicycle storage, and a modern Laundry Area in the basement. This well-maintained building is ideally located a short distance to shopping, to highways, and only 0.9 mile from the MetroNorth station with an easy 50-minute train ride to Grand Central Terminal. Near restaurants, multiple stores, food markets... and... only a 5-minute drive to Rye Beach and Rye Playland! For Rules, Regulations, Building Information, please contact www.domecile.com

Key facts

• Ample living room
• Modern laundry area
• Bicycle storage

Tags

• TUDOR-STYLE BUILDING
• AMPLE LIVING ROOM
• UPDATED EAT-IN KITCHEN
• INDIVIDUAL STORAGE UNITS
• BICYCLE STORAGE
• MODERN LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.5% in Rye — 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 70/100 on livability (#431 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Rye City School District (suburban): math 89% / reading 93% proficiency, ranked #4 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 121 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (6.6% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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 $206k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $290,575 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $282,317
• List price: $295,000
• Delta: 4.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.82×
• Total profit: $150,171
• Equity at exit: $197,563

10-year hold

• IRR: 24.8%
• Equity multiple: 5.81×
• Total profit: $397,337
• Equity at exit: $369,223

Cash invested: $82,600 (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 10580

• Home prices YoY: 2.1%
• Active inventory: 121
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,645 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $841

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 72%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	4d	1	0.71mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$3,395	$2.57	1d	1	0.71mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	19d	1	0.75mi
99 Maple Ave Unit 3 Rye, NY	2.0	1.0	800	$3,300	$4.12	4d	1	1.06mi
127 Maple Ave Unit 2 Rye, NY	2.0	1.0	850	$4,600	$5.41	44d	1	1.09mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	21d	1	1.10mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	44d	1	1.37mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	44d	1	1.47mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	44d	1	1.49mi

HOA detail condo

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

Listing history 29 events

1. 2026-05-02
   status Pending 944-char remark

   Show marketing remark (944 chars)

   Home in "RYE CASTLE"! Located on the first floor of this iconic Tudor-style building is this comfortable, very well-kept, one-bedroom, one-bath, apartment. Enjoyable ample Living Room with Fireplace, hardwood flooring and high ceilings... a Dining area with a bay window and plenty of natural light... a thoughtfully updated Eat-In Kitchen with gas range... a comfortable Bedroom... an updated Bathroom with a Tub and Shower. Storage? Laundry? The building has individual storage units, bicycle storage, and a modern Laundry Area in the basement. This well-maintained building is ideally located a short distance to shopping, to highways, and only 0.9 mile from the MetroNorth station with an easy 50-minute train ride to Grand Central Terminal. Near restaurants, multiple stores, food markets... and... only a 5-minute drive to Rye Beach and Rye Playland! For Rules, Regulations, Building Information, please contact www.domecile.com

2. 2026-04-14
   listed $295,000 Active 944-char remark

   Show marketing remark (944 chars)

   Home in "RYE CASTLE"! Located on the first floor of this iconic Tudor-style building is this comfortable, very well-kept, one-bedroom, one-bath, apartment. Enjoyable ample Living Room with Fireplace, hardwood flooring and high ceilings... a Dining area with a bay window and plenty of natural light... a thoughtfully updated Eat-In Kitchen with gas range... a comfortable Bedroom... an updated Bathroom with a Tub and Shower. Storage? Laundry? The building has individual storage units, bicycle storage, and a modern Laundry Area in the basement. This well-maintained building is ideally located a short distance to shopping, to highways, and only 0.9 mile from the MetroNorth station with an easy 50-minute train ride to Grand Central Terminal. Near restaurants, multiple stores, food markets... and... only a 5-minute drive to Rye Beach and Rye Playland! For Rules, Regulations, Building Information, please contact www.domecile.com

3. 2017-05-02
   soldstatus $206,000 Sold 666-char remark

   Show marketing remark (666 chars)

   Move right in. Sunny 1 bedroom unit with large living room enhanced by wood burning fireplace. East/West orientation allows for sunrises and great sunsets. Improvements to complex include new smoke/carbon monoxide detectors, fireplace chimney cleaned, new mailboxes, central fountain restored, outdoor steps/walkways and lighting updated, new exterior restored/locking doors installed (2016), new landscaping (2016); new carpeting in halls, wood floors refinished, freshly painted(2016). Assigned storage space in basement. Basement laundry facilities and bike storage. Convenient to town, recreation and train Additional Information: HeatingFuel:Oil Above Ground,

4. 2017-02-07
   historical Pending 666-char remark

   Show marketing remark (666 chars)

   Move right in. Sunny 1 bedroom unit with large living room enhanced by wood burning fireplace. East/West orientation allows for sunrises and great sunsets. Improvements to complex include new smoke/carbon monoxide detectors, fireplace chimney cleaned, new mailboxes, central fountain restored, outdoor steps/walkways and lighting updated, new exterior restored/locking doors installed (2016), new landscaping (2016); new carpeting in halls, wood floors refinished, freshly painted(2016). Assigned storage space in basement. Basement laundry facilities and bike storage. Convenient to town, recreation and train Additional Information: HeatingFuel:Oil Above Ground,

5. 2016-11-10
   listed $212,000 Active 666-char remark

   Show marketing remark (666 chars)

   Move right in. Sunny 1 bedroom unit with large living room enhanced by wood burning fireplace. East/West orientation allows for sunrises and great sunsets. Improvements to complex include new smoke/carbon monoxide detectors, fireplace chimney cleaned, new mailboxes, central fountain restored, outdoor steps/walkways and lighting updated, new exterior restored/locking doors installed (2016), new landscaping (2016); new carpeting in halls, wood floors refinished, freshly painted(2016). Assigned storage space in basement. Basement laundry facilities and bike storage. Convenient to town, recreation and train Additional Information: HeatingFuel:Oil Above Ground,

6. 2016-11-07
   historical Withdrawn
7. 2016-11-07
   historical
8. 2016-10-25
   price
9. 2016-10-25
   status Active
10. 2016-09-20
    historical Pending
11. 2016-05-11
    price
12. 2016-04-07
    listed Active
13. 2016-04-07
    listed $212,000
14. 2010-05-01
    historical
15. 2010-02-01
    price
16. 2010-01-07
    status
17. 2010-01-04
    historical
18. 2009-10-28
    status
19. 2009-10-28
    historical
20. 2009-07-28
    listed Active
21. 2008-10-15
    historical
22. 2008-04-10
    listed
23. 2006-06-15
    soldstatus $250,000
24. 2006-03-15
    price $259,000
25. 2006-03-15
    historical
26. 2006-01-02
    listed $250,000
27. 2001-08-17
    soldstatus $149,000
28. 2001-05-15
    historical
29. 2001-04-09
    listed $149,000

ⓘ 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 27% 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: $43,740
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,499
• − Management: −$3,499
• − Depreciation: −$8,582
• Taxable income: $5,735
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $8,714/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: Rye City School District
• NCES district ID: 3625260
• Math proficiency: 89% ▲ 11.00%
• Reading proficiency: 93% ▲ 12.00%
• Median HH income: $144,848
• Composite: 85.84/100
• National rank: #6
• State rank: #4 of 590 in NY

Livability — Rye

• Score: 70/100
• State rank: #431
• US rank: #7470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rye, NY
• County: Westchester County · 709,332 people
• City population: 18,391
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 18,391
• Household income: $250,001
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 580.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Asian 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 3% German 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 3% Chinese 2%

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: ▲ 6.64%
• Current HPI: 321.5777
• 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

+98.0% since first listed

29 events — show timeline

• 2026-05-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-02 Sold (MLS) $206,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-07 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-11-10 Listed $212,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-07 Delisted — HGMLS
• 2016-11-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-10-25 Price Changed — HGMLS
• 2016-10-25 Relisted — HGMLS
• 2016-09-20 Contingent — HGMLS
• 2016-05-11 Price Changed — HGMLS
• 2016-04-07 Listed — HGMLS
• 2016-04-07 Listed $212,000 OneKey® MLS as Distributed by MLS Grid
• 2010-05-01 Delisted — HGMLS
• 2010-02-01 Price Changed — HGMLS
• 2010-01-07 Relisted — HGMLS
• 2010-01-04 Delisted — HGMLS
• 2009-10-28 Relisted — HGMLS
• 2009-10-28 Delisted — HGMLS
• 2009-07-28 Listed — HGMLS
• 2008-10-15 Delisted — HGMLS
• 2008-04-10 Listed — HGMLS
• 2006-06-15 Sold (MLS) $250,000 HGMLS
• 2006-03-15 Delisted — HGMLS
• 2006-03-15 Price Changed $259,000 HGMLS
• 2006-01-02 Listed $250,000 HGMLS
• 2001-08-17 Sold (MLS) $149,000 HGMLS
• 2001-05-15 Delisted — HGMLS
• 2001-04-09 Listed $149,000 HGMLS