260 Garth Rd Unit 4G5 · Eastchester, NY 10583

$299,000

1 bd · 1.5 ba · 900 sqft · Condo · 13 Days on market

Built 1967

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• 1% rule +6.4/10.0
• 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

Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

Key facts

• Half bath
• Private balcony
• Two closets

Tags

• PRIVATE BALCONY
• WALK THROUGH KITCHEN
• GRANITE COUNTERTOPS
• CHERRY CABINETRY
• HALF BATH
• TWO CLOSETS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.8% 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: 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 $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $210k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $299,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-12,773
• Equity at exit: $44,582

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $35,074
• Equity at exit: $25,852

Cash invested: $83,720 (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 10583

• Active inventory: 292
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,407 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $559

Break-even live

Break-even rent $2,700

Max offer price $299,000

Occupancy floor 79%

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: $74,750
• Closing costs: $8,970
• 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	43d	1	0.17mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	24d	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	24d	1	0.31mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	43d	1	0.49mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	43d	1	0.52mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	43d	1	0.55mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	7d	1	0.56mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	7d	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 21 events

1. 2026-03-03
   status Pending
2. 2026-02-18
   listed $299,000 Active
3. 2014-05-15
   price $210,000 Sold 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

4. 2014-05-15
   soldstatus $210,000 Sold 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

5. 2014-05-15
   soldstatus $210,000 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

6. 2014-03-22
   historical Pending 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

7. 2014-03-22
   price $220,000 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

8. 2014-03-21
   status Active 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

9. 2014-03-16
   historical Expired 500-char remark

   Show marketing remark (500 chars)

   Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

10. 2014-03-15
    price $245,000
11. 2013-12-15
    price $220,000 500-char remark

    Show marketing remark (500 chars)

    Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

12. 2013-09-19
    price $255,000 500-char remark

    Show marketing remark (500 chars)

    Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

13. 2013-07-08
    listed $260,000 Active 500-char remark

    Show marketing remark (500 chars)

    Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

14. 2013-07-08
    listed $220,000 500-char remark

    Show marketing remark (500 chars)

    Wonderful 1 br, 1.1 bth apt on convenient Garth Rd. This apt faces the courtyard and the front of the building. Best location. Kitchen, master bath and powder room have been renovated. Kitchen features granite counter tops, stainless steel appliances and wood cabinets. The apartment boasts wood floors. Featuring many windows, the apartment is very sunny. Laundry on each floor. $48.84 for outdoor prkng. Eligible for Lake Isle membership including pool, golf and tennis. Maint does not reflect STAR

15. 2007-08-03
    historical
16. 2007-08-03
    soldstatus $245,000
17. 2007-05-22
    price $259,000
18. 2007-05-06
    listed $259,000
19. 2001-12-26
    price $159,500
20. 2001-12-26
    soldstatus $150,000
21. 2001-09-27
    listed $150,000

ⓘ 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 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: $40,884
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$2,292
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$8,698
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $6,196/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
• 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

+99.3% since first listed

21 events — show timeline

• 2026-03-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-15 Sold (MLS) $210,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-15 Sold (MLS) $210,000 HGMLS
• 2014-05-15 Price Changed $210,000 HGMLS
• 2014-03-22 Contingent — HGMLS
• 2014-03-22 Price Changed $220,000 HGMLS
• 2014-03-21 Relisted — HGMLS
• 2014-03-16 Delisted — HGMLS
• 2014-03-15 Price Changed $245,000 HGMLS
• 2013-12-15 Price Changed $220,000 HGMLS
• 2013-09-19 Price Changed $255,000 HGMLS
• 2013-07-08 Listed $260,000 HGMLS
• 2013-07-08 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2007-08-03 Sold (MLS) $245,000 HGMLS
• 2007-08-03 Delisted — HGMLS
• 2007-05-22 Price Changed $259,000 HGMLS
• 2007-05-06 Listed $259,000 HGMLS
• 2001-12-26 Sold (MLS) $150,000 HGMLS
• 2001-12-26 Price Changed $159,500 HGMLS
• 2001-09-27 Listed $150,000 HGMLS