23 Lawrence Dr Unit A · Valhalla, NY 10603

$170,000

1 bd · 1.0 ba · 700 sqft · Condo · 49 Days on market

Built 1960

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted 1 bedroom first floor apartment, short flight of steps to entry. Ready to move into. Features four large closets. LO-LO Maintenance, perfect for first time buyers. Only 10% down required. Directly off Bronx River Parkway, minutes to White Plains train, shops and restaurants. Convenient to Rt. 119. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Green spaces
• Local parks
• Nearby parkways

Tags

• NEARBY PARKWAYS
• LOCAL PARKS
• GREEN SPACES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 2 comparable units currently listed for rent nearby; 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 $5k 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 49 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask is 8193% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; 36% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.7

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-503
• Equity at exit: $25,348

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $34,588
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $423

Break-even live

Break-even rent $1,571

Max offer price $170,000

Occupancy floor 75%

Sensitivity live

Price	-10% $541	-5% $482	+0% $423	+5% $365	+10% $306
Rent	-10% $257	-5% $340	+0% $423	+5% $507	+10% $590
Rate	-1.0pp $509	-0.5pp $467	base $423	+0.5pp $379	+1.0pp $335

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Summitt Pl Valhalla, NY	1.0	1.0	566	$2,300	$4.06	0d	1	0.66mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	45d	1	0.93mi

HOA detail condo

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

Listing history 17 events

1. 2026-04-01
   status Pending
2. 2026-03-22
   historical $2,050
3. 2026-02-14
   listed $2,050
4. 2026-02-10
   listed $170,000 Active
5. 2021-08-11
   soldstatus $125,000 Closed 372-char remark

   Show marketing remark (372 chars)

   Freshly painted 1 bedroom first floor apartment, short flight of steps to entry. Ready to move into. Features four large closets. LO-LO Maintenance, perfect for first time buyers. Only 10% down required. Directly off Bronx River Parkway, minutes to White Plains train, shops and restaurants. Convenient to Rt. 119. Additional Information: HeatingFuel:Oil Above Ground,

6. 2021-05-19
   status Pending 372-char remark

   Show marketing remark (372 chars)

   Freshly painted 1 bedroom first floor apartment, short flight of steps to entry. Ready to move into. Features four large closets. LO-LO Maintenance, perfect for first time buyers. Only 10% down required. Directly off Bronx River Parkway, minutes to White Plains train, shops and restaurants. Convenient to Rt. 119. Additional Information: HeatingFuel:Oil Above Ground,

7. 2021-04-12
   price $130,000 372-char remark

   Show marketing remark (372 chars)

   Freshly painted 1 bedroom first floor apartment, short flight of steps to entry. Ready to move into. Features four large closets. LO-LO Maintenance, perfect for first time buyers. Only 10% down required. Directly off Bronx River Parkway, minutes to White Plains train, shops and restaurants. Convenient to Rt. 119. Additional Information: HeatingFuel:Oil Above Ground,

8. 2021-01-20
   price $134,500 372-char remark

   Show marketing remark (372 chars)

   Freshly painted 1 bedroom first floor apartment, short flight of steps to entry. Ready to move into. Features four large closets. LO-LO Maintenance, perfect for first time buyers. Only 10% down required. Directly off Bronx River Parkway, minutes to White Plains train, shops and restaurants. Convenient to Rt. 119. Additional Information: HeatingFuel:Oil Above Ground,

9. 2020-12-01
   listed $139,900 Active 372-char remark

   Show marketing remark (372 chars)

   Freshly painted 1 bedroom first floor apartment, short flight of steps to entry. Ready to move into. Features four large closets. LO-LO Maintenance, perfect for first time buyers. Only 10% down required. Directly off Bronx River Parkway, minutes to White Plains train, shops and restaurants. Convenient to Rt. 119. Additional Information: HeatingFuel:Oil Above Ground,

10. 2014-03-15
    price $126,000 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

11. 2011-04-29
    soldstatus $126,000 Sold 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

12. 2011-04-15
    historical 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

13. 2011-03-05
    historical Pending 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

14. 2011-03-04
    price $129,900 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

15. 2010-11-24
    price $129,900 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

16. 2010-10-12
    price $135,500 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

17. 2010-09-02
    listed $137,900 Active 296-char remark

    Show marketing remark (296 chars)

    Garages currently available(7/7/10)for $25Mnth. Lovely first floor unit set back from the street. Enjoy living in The Edgebrook Complex. New Carpeting thru out the unit. Updated White Bathroom. Plenty of Floor to ceiling closets. Enjoy entertaining in the oversized eat in kitchen. Walk to Shops!

ⓘ 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 5/10 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,288
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,945
• Taxable income: $2,576
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $4,464/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

-98.5% since first listed

17 events — show timeline

• 2026-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-22 Rental Removed $2,050 ONEKEY
• 2026-02-14 Listed for Rent $2,050 ONEKEY
• 2026-02-10 Listed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-11 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-12 Price Changed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-20 Price Changed $134,500 OneKey® MLS as Distributed by MLS Grid
• 2020-12-01 Listed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $126,000 HGMLS
• 2011-04-29 Sold (MLS) $126,000 HGMLS
• 2011-04-15 Delisted — HGMLS
• 2011-03-05 Contingent — HGMLS
• 2011-03-04 Price Changed $129,900 HGMLS
• 2010-11-24 Price Changed $129,900 HGMLS
• 2010-10-12 Price Changed $135,500 HGMLS
• 2010-09-02 Listed $137,900 HGMLS