47 Lawrence Dr Unit C · Valhalla, NY 10603

$370,000

3 bd · 1.5 ba · 1,200 sqft · Condo · 26 Days on market

Built 1952

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +6.2/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 47 Lawrence Drive, Unit C — a rare three-bedroom, one-and-a-half-bath co-op offering space, comfort, and everyday convenience in White Plains. This freshly painted home features a flexible layout with generously sized rooms and excellent natural light throughout. A standout feature for a co-op, the unit includes its own in-unit laundry, adding a level of convenience that’s hard to find. With three bedrooms, the space easily accommodates a home office, guest room, or additional living needs. The layout provides a solid foundation for buyers looking to personalize and make the space their own. Ideally located close to downtown White Plains, shopping, dining, parks, publ

Key facts

• Flexible layout
• In unit laundry
• Close to downtown

Tags

• IN UNIT LAUNDRY
• FLEXIBLE LAYOUT
• EXCELLENT NATURAL LIGHT
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $364k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Valhalla — 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 63/100 on livability (#795 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: amenities F, cost of living F, health & safety F.
• Valhalla Union Free School District (suburban): math 68% / reading 66% proficiency, ranked #119 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Virginia Road Elementary School (317 students, 16% FRL); Valhalla Middle School (math 57% / reading 67%, grade B+, #136 of 729 statewide, top 20%, 301 students, 24% FRL); Valhalla High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 429 students, 25% FRL).
• Market conditions: 113 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $11k 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 26 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $364,450 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 7.9

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-31,321
• Equity at exit: $55,168

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $9,874
• Equity at exit: $31,991

Cash invested: $103,600 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 113
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,888 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $448

Break-even live

Break-even rent $3,321

Max offer price $370,000

Occupancy floor 83%

Sensitivity live

Price	-10% $704	-5% $576	+0% $448	+5% $320	+10% $192
Rent	-10% $141	-5% $294	+0% $448	+5% $602	+10% $755
Rate	-1.0pp $634	-0.5pp $542	base $448	+0.5pp $352	+1.0pp $255

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Custis Ave Unit 2nd floor White Plains, NY	3.0	1.0	1100	$3,500	$3.18	45d	1	0.50mi
45 Washington Ave White Plains, NY	3.0	2.0	1319	$5,500	$4.17	8d	1	0.57mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	45d	1	0.65mi
5 Church St N White Plains, NY	3.0	1.5	1238	$4,500	$3.63	17d	1	0.82mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	26d	1	0.91mi
499 N Broadway Apt 2L White Plains, NY	2.0	2.0	1250	$3,400	$2.72	45d	1	0.94mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	45d	1	1.47mi

HOA detail condo

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

Listing history 2 events

1. 2026-02-16
   status Pending
2. 2026-01-18
   listed $370,000 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 ≥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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,655
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$2,648
• − Repairs & maintenance: −$3,732
• − Management: −$3,732
• − Depreciation: −$10,764
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $5,495/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: Valhalla Union Free School District
• NCES district ID: 3629400
• Math proficiency: 68% ▲ 3.00%
• Reading proficiency: 66% ▲ 7.00%
• Median HH income: $106,068
• Composite: 62.26/100
• National rank: #699
• State rank: #119 of 590 in NY

Livability — Valhalla

• Score: 63/100
• State rank: #795
• US rank: #15361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,180
• Population (ZIP): 19,201

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 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: ▼ -101.72%
• Current HPI: 317.8177
• 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

2 events — show timeline

• 2026-02-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-18 Listed $370,000 OneKey® MLS as Distributed by MLS Grid