126 Underhill Ave Unit 1B · Harrison, NY 10604

$195,000

1 bd · 1.0 ba · 800 sqft · Condo · 73 Days on market

Built 1954 Good condition $244/sqft · 12% below area Est $221k · 12% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +6.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING 1 -BEDROOM CO-OP GREAT VALUE! This first floor 1 bedroom offers a fantastic opportunity to own at an excellent value. This light and bright unit has dine in kitchen with new stainless-steel appliances, and plenty of cabinetry. The spacious living room has large windows that bring in lots of sun light and opens to the dining area. The large foyer area features a generous size closet. The oversized bedroom features plenty of closet space and hardwood floors. The well-lit bathroom has been updated and is freshly painted. This gracious unit features hardwood floors and the entire apartment has been freshly painted. This convenient first floor apartment is in great overall condition. This unit offers generous closet space, has new doors throughout and ready for your personal touch with some light updates. This well-maintained complex features an amazing POOL ideal for fun in the sun or relaxing by the pool. they have garages and parking spaces for sale if buyer wants to purchase extra parking. Some storage and laundry in building. The monthly maintenance is low includes your heat and hot water and does not reflect the STAR reduction, offering even greater potential savings. A perfect opportunity for buyers seeking affordability, convenience, and a potential to customize! Come see all that West Harrison has to offer including great restaurants and stores, town pool and recreation. Close to main thoroughfares and minutes to White Plains. convenient street parking if you want an assigned parking space it’s possible to purchase a garage or an assigned parking space in the complex. Come see!!!

Key facts

• Community pool
• Built 1954
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.2% in Harrison — 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 72/100 on livability (#355 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: housing C-, amenities F, cost of living F.
• Harrison Central School District (suburban): math 69% / reading 72% proficiency, ranked #92 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.9%/yr); 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1954 — 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. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $221,352
• List price: $195,000
• Delta: -11.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.64×
• Total profit: $34,727
• Equity at exit: $29,075

10-year hold

• IRR: 25.5%
• Equity multiple: 3.43×
• Total profit: $132,467
• Equity at exit: $16,860

Cash invested: $54,600 (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 10604

• Home prices YoY: -19.9%
• Rents YoY: 4.9%
• Active inventory: 42
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,912 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $953

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 62%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Gainsborg Ave West Harrison, NY	2.0	1.0	980	$2,800	$2.86	15d	1	0.26mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	43d	1	0.29mi
60 Park Ave Unit 2 West Harrison, NY	2.0	1.0	850	$2,900	$3.41	16d	1	0.35mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	44d	1	0.39mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	43d	1	0.39mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	43d	1	0.42mi
295 Columbus Ave Unit 2 West Harrison, NY	2.0	1.0	946	$2,700	$2.85	43d	1	0.42mi
119 Park Ave Unit 2 West Harrison, NY	2.0	1.0	900	$2,900	$3.22	4d	1	0.48mi
125 Lake St Unit 6gn West Harrison, NY	2.0	2.0	1000	$3,000	$3.00	43d	1	0.53mi
125 Lake St Unit 5jn West Harrison, NY	1.0	1.0	750	$2,150	$2.87	43d	1	0.53mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	0.54mi
150 Lincoln Ave E West Harrison, NY	1.0	1.0	1000	$2,000	$2.00	24d	1	0.56mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.57mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.58mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.61mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	43d	1	0.62mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	21d	2	0.62mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	24d	1	0.64mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	4d	1	0.65mi
218 Lincoln Ave Unit 2 West Harrison, NY	1.0	1.0	580	$1,885	$3.25	4d	1	0.69mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.71mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	43d	1	0.74mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.74mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	43d	1	0.75mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	1d	11	0.77mi
315 Gainsborg Ave E West Harrison, NY	2.0	1.0	900	$2,700	$3.00	2d	1	0.77mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	0.79mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.79mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.83mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	2d	1	0.85mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	2d	1	0.85mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	43d	1	0.85mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	0.85mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	18d	1	0.86mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	43d	17	0.87mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	43d	1	0.88mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	20d	1	0.90mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	0.90mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	43d	1	0.96mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	1.01mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 73 DOM
2. 2026-06-17
   days on market $195,000 Active 72 DOM
3. 2026-06-16
   days on market $195,000 Active 71 DOM
4. 2026-06-15
   days on market $195,000 Active 70 DOM
5. 2026-06-13
   days on market $195,000 Active 68 DOM
6. 2026-06-13
   days on market $195,000 Active 67 DOM
7. 2026-06-09
   days on market $195,000 Active 64 DOM
8. 2026-06-08
   days on market $195,000 Active 63 DOM
9. 2026-06-07
   days on market $195,000 Active 62 DOM
10. 2026-06-04
    days on market $195,000 Active 59 DOM
11. 2026-06-03
    days on market $195,000 Active 58 DOM
12. 2026-06-02
    days on market $195,000 Active 57 DOM
13. 2026-06-01
    days on market $195,000 Active 56 DOM
14. 2026-05-31
    days on market $195,000 Active 55 DOM
15. 2026-05-13
    status Pending 1636-char remark

    Show marketing remark (1636 chars)

    CHARMING 1 -BEDROOM CO-OP GREAT VALUE! This first floor 1 bedroom offers a fantastic opportunity to own at an excellent value. This light and bright unit has dine in kitchen with new stainless-steel appliances, and plenty of cabinetry. The spacious living room has large windows that bring in lots of sun light and opens to the dining area. The large foyer area features a generous size closet. The oversized bedroom features plenty of closet space and hardwood floors. The well-lit bathroom has been updated and is freshly painted. This gracious unit features hardwood floors and the entire apartment has been freshly painted. This convenient first floor apartment is in great overall condition. This unit offers generous closet space, has new doors throughout and ready for your personal touch with some light updates. This well-maintained complex features an amazing POOL ideal for fun in the sun or relaxing by the pool. they have garages and parking spaces for sale if buyer wants to purchase extra parking. Some storage and laundry in building. The monthly maintenance is low includes your heat and hot water and does not reflect the STAR reduction, offering even greater potential savings. A perfect opportunity for buyers seeking affordability, convenience, and a potential to customize! Come see all that West Harrison has to offer including great restaurants and stores, town pool and recreation. Close to main thoroughfares and minutes to White Plains. convenient street parking if you want an assigned parking space it’s possible to purchase a garage or an assigned parking space in the complex. Come see!!!

16. 2026-03-30
    listed $195,000 Active 1636-char remark

    Show marketing remark (1636 chars)

    CHARMING 1 -BEDROOM CO-OP GREAT VALUE! This first floor 1 bedroom offers a fantastic opportunity to own at an excellent value. This light and bright unit has dine in kitchen with new stainless-steel appliances, and plenty of cabinetry. The spacious living room has large windows that bring in lots of sun light and opens to the dining area. The large foyer area features a generous size closet. The oversized bedroom features plenty of closet space and hardwood floors. The well-lit bathroom has been updated and is freshly painted. This gracious unit features hardwood floors and the entire apartment has been freshly painted. This convenient first floor apartment is in great overall condition. This unit offers generous closet space, has new doors throughout and ready for your personal touch with some light updates. This well-maintained complex features an amazing POOL ideal for fun in the sun or relaxing by the pool. they have garages and parking spaces for sale if buyer wants to purchase extra parking. Some storage and laundry in building. The monthly maintenance is low includes your heat and hot water and does not reflect the STAR reduction, offering even greater potential savings. A perfect opportunity for buyers seeking affordability, convenience, and a potential to customize! Come see all that West Harrison has to offer including great restaurants and stores, town pool and recreation. Close to main thoroughfares and minutes to White Plains. convenient street parking if you want an assigned parking space it’s possible to purchase a garage or an assigned parking space in the complex. Come see!!!

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 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: $34,940
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$5,673
• Taxable income: $8,853
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $9,306/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 75/100 Cosmetic rehab

This charming 1-bedroom co-op is in good condition with fresh updates and a well-maintained exterior. It offers a great value for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Resale Replace window blinds — Improves energy efficiency and aesthetics
• Both Replace flooring — Hardwood floors are in good condition but could be refreshed
• Resale Replace cabinetry — Fresh cabinetry enhances kitchen functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Resale Replace window blinds — Improves energy efficiency and aesthetics ↑
• Both Replace flooring — Hardwood floors are in good condition but could be refreshed ↑
• Resale Replace cabinetry — Fresh cabinetry enhances kitchen functionality and aesthetics ↑

ⓘ 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: Harrison Central School District
• NCES district ID: 3613740
• Math proficiency: 69% ▼ -6.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $105,919
• Composite: 65.12/100
• National rank: #497
• State rank: #92 of 590 in NY

Livability — Harrison

• Score: 72/100
• State rank: #355
• US rank: #5963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, NY
• County: Westchester County · 709,332 people
• City population: 14,091
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,517
• Household income: $117,014
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 600.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3% Salvadoran 1%
• Common ancestry: Scotch-Irish 4% Estonian 4% Romanian 3%
• Foreign-born: 25% · Canada, Dominican Republic, China
• Languages at home: 67% English-only · Spanish 20% Other Indo-European 10% Other Asian/Pacific 1%

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: ▼ -65.49%
• Current HPI: 263.8376
• Rent YoY: ▲ 4.88%
• 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

2 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $195,000 OneKey® MLS as Distributed by MLS Grid