196 Garth Rd Unit 2F · Eastchester, NY 10583

$269,000

1 bd · 1.0 ba · 850 sqft · Condo · 34 Days on market

Built 1936 Good condition $316/sqft · 8% above area Est $248k · 8% over

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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).

• 1% rule +7.6/10.0
• Cash flow +7.4/30.0
• Schools +7.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• ARV discount +3.7/15.0
• Rent growth +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

Key facts

• Custom cabinets
• Elevator
• Renovated kitchen

Tags

• PRE-WAR TUDOR STYLE
• ELEVATOR
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETS
• RENOVATED HALL BATHROOM

Property features AI

Finance

• Other: Community includes nearby park
• HOA & community: Association amenities include elevator(s); Association fee includes electricity, gas, heat and hot water; Monthly additional assessment of $116 for fire system upgrade (ends 5/27)

Exterior

• Parking: Garage; On-street parking; Waitlist for parking
• Utilities: Electric service: Con-Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; Six-story building; Entry at level 2
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; Wall/window cooling unit(s)
• Interior features: Elevator and entrance foyer; High ceilings; Quartz/Quartzite counters; Accessible approach with ramp; Common walk-out basement
• Laundry & utility: Laundry room; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#159 in NY, #2,451 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment 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.
• Zoned schools: Greenvale School (math 88% / reading 88%, grade A+, #64 of 2,108 statewide, top 3%, 508 students, 0% FRL); Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• 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 $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $185k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent; built in 1936 — 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 $260,930 (3.0% 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 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $248,092
• List price: $269,000
• Delta: 8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.5%
• Equity multiple: 0.13×
• Total profit: $-65,232
• Equity at exit: $40,109

10-year hold

• IRR: -20.6%
• Equity multiple: -0.10×
• Total profit: $-82,526
• Equity at exit: $23,258

Cash invested: $75,320 (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 10583

• Active inventory: 292
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,395 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA est. from 1 same-building comp: −$1,175
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $-352

Break-even live

Break-even rent $3,841

Max offer price $218,071

Occupancy floor —

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: $67,250
• Closing costs: $8,070
• 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	0.23mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	0.25mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	0.25mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	0.25mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.49mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	7d	1	0.50mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	44d	1	0.54mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	44d	1	0.57mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	8d	1	0.64mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $269,000 Active 34 DOM
2. 2026-06-17
   days on market $269,000 Active 33 DOM
3. 2026-06-16
   days on market $269,000 Active 32 DOM
4. 2026-06-15
   days on market $269,000 Active 31 DOM
5. 2026-06-13
   days on market $269,000 Active 29 DOM
6. 2026-06-09
   days on market $269,000 Active 25 DOM
7. 2026-06-08
   days on market $269,000 Active 24 DOM
8. 2026-06-07
   days on market $269,000 Active 23 DOM
9. 2026-06-04
   days on market $269,000 Active 20 DOM
10. 2026-06-03
    days on market $269,000 Active 19 DOM
11. 2026-06-02
    days on market $269,000 Active 18 DOM
12. 2026-06-01
    days on market $269,000 Active 17 DOM
13. 2026-05-31
    days on market $269,000 Active 16 DOM
14. 2026-05-15
    listed $269,000 Active 1318-char remark
15. 2021-07-22
    price $185,000 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

16. 2021-07-22
    soldstatus $185,000 Closed 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

17. 2021-05-10
    status Pending 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

18. 2021-03-15
    price $189,000 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

19. 2021-03-03
    status Active 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

20. 2021-01-25
    status Pending 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

21. 2021-01-12
    listed $199,000 Active 440-char remark

    Show marketing remark (440 chars)

    The apartment you have been waiting for at the Charming pre-war Scarsdale Manor. This oversized one bedroom boasts hardwood floors throughout, abundant closet space, and a formal dining area. Sunlight pours into this apartment and is only an 8 minute walk to the Scarsdale Metro North (33 mins to Grand Central Station). ALL utilities included in the monthly maintenance. Garth Road parking is FREE with permit from the town of Eastchester.

ⓘ 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 ≥100°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: $40,740
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,259
• − Management: −$3,259
• − HOA: −$14,100
• − Depreciation: −$7,825
• Taxable loss: −$8,152
• Est. tax savings @ 24.0%: +$1,957
• After-tax cash flow: $-2,267/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 1-bedroom, 1-bath co-op in Scarsdale Manor is in excellent condition with recent renovations and move-in ready. It offers a spacious living area, a renovated kitchen, and a renovated bathroom. The property is located in a highly desirable area with easy access to transportation and amenities.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value.
• Both Landscaping maintenance — Improves curb appeal and property value.
• Resale Replace old appliances — Modernizes kitchen and appeals to buyers.
• Resale Renovate bathroom — Modernizes bathroom and appeals to buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value. ↑
• Both Landscaping maintenance — Improves curb appeal and property value. ↑
• Resale Replace old appliances — Modernizes kitchen and appeals to buyers. ↑
• Resale Renovate bathroom — Modernizes bathroom and appeals to buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+35.2% since first listed

8 events — show timeline

• 2026-05-15 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-22 Price Changed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-22 Sold (MLS) $185,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-15 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-01-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-01-12 Listed $199,000 OneKey® MLS as Distributed by MLS Grid