360 Westchester Ave #122 · Port Chester, NY 10573

$205,000

1 bd · 1.0 ba · 900 sqft · Condo · 29 Days on market

Built 1965

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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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sunny Jr. 4 corner unit is a gem in the beautifully maintained Summit building. Step through the spacious foyer into an open living room bathed in natural light, featuring classic parquet floors that flow throughout the home. The galley kitchen is fully equipped for any chef, boasting tall wooden cabinetry, granite countertops, and a suite of quality appliances including a Frigidaire refrigerator, GE stove, Whirlpool dishwasher, and a built-in Hotpoint microwave. The primary bedroom offers generous proportions and a double closet, while the versatile "bonus" room—accessible from both the kitchen and living area—is perfect as a home office, dining room, or cozy second bedroom. Ample storage is a highlight, with four large closets located throughout the unit in addition to the bedroom closets. The Summit is a highly desirable co-op building that offers a live in super, convenient security system using key fob entries, gated parking lot, garage and video camera surveillance . Fob enabled back door facilitates access to & from the parking lot, in ground pool and communal patio, where you can spend your summer swimming and basking in the sun. You will love the convenient laundry room on every floor. Located approximately 6 miles to Westchester Airport, under 1 mile to Metro north train and Capitol Theater, a multitude of restaurants, shopping, close proximity to major Roads/Highways (I95, I287). Non smoking BLDG, No pets, No renting 90% carpet rule.

Key facts

• Garage
• Community pool
• Built 1965

🏢 Co-op / cooperative unit. The $205,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.3% in Port Chester — 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 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: schools D+, amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 0.0% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $154k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $222,845
• List price: $205,000
• Delta: -8.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $10,401
• Equity at exit: $30,566

10-year hold

• IRR: 11.3%
• Equity multiple: 1.77×
• Total profit: $44,017
• Equity at exit: $17,725

Cash invested: $57,400 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,824 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $814

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 66%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	24d	1	0.15mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	43d	1	0.26mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	22d	1	0.46mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$3,672	$4.49	7d	1	0.46mi
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	24d	1	0.48mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	43d	1	0.49mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	43d	1	0.50mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	7d	1	0.53mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	4d	1	0.57mi
2 S Ridge St Unit 2 Rye Brook, NY	1.0	1.0	576	$1,950	$3.39	43d	1	0.60mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	1d	1	0.61mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	1d	43	0.62mi
189 N Main St Unit 2 Port Chester, NY	—	1.0	842	$3,000	$3.56	43d	1	0.64mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	17d	1	0.65mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	3d	1	0.77mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	43d	1	0.93mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	23d	1	0.93mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	43d	1	0.98mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	14d	1	0.98mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	3d	1	1.07mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	43d	1	1.07mi
1 Webb Ave Purchase, NY	2.0	1.0–2.0	895	$3,918	$4.37	1d	65	1.19mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	19d	1	1.21mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	18d	1	1.22mi
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	4d	1	1.23mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	11d	1	1.34mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	43d	1	1.34mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,024	$2.45	1d	19	1.37mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$3,550	$2.87	1d	3	1.42mi

HOA detail condo

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

Listing history 16 events

1. 2026-05-05
   status Pending 1506-char remark

   Show marketing remark (1506 chars)

   This sunny Jr. 4 corner unit is a gem in the beautifully maintained Summit building. Step through the spacious foyer into an open living room bathed in natural light, featuring classic parquet floors that flow throughout the home. The galley kitchen is fully equipped for any chef, boasting tall wooden cabinetry, granite countertops, and a suite of quality appliances including a Frigidaire refrigerator, GE stove, Whirlpool dishwasher, and a built-in Hotpoint microwave. The primary bedroom offers generous proportions and a double closet, while the versatile "bonus" room—accessible from both the kitchen and living area—is perfect as a home office, dining room, or cozy second bedroom. Ample storage is a highlight, with four large closets located throughout the unit in addition to the bedroom closets. The Summit is a highly desirable co-op building that offers a live in super, convenient security system using key fob entries, gated parking lot, garage and video camera surveillance . Fob enabled back door facilitates access to & from the parking lot, in ground pool and communal patio, where you can spend your summer swimming and basking in the sun. You will love the convenient laundry room on every floor. Located approximately 6 miles to Westchester Airport, under 1 mile to Metro north train and Capitol Theater, a multitude of restaurants, shopping, close proximity to major Roads/Highways (I95, I287). Non smoking BLDG, No pets, No renting 90% carpet rule.

2. 2026-04-07
   listed $205,000 Active 1506-char remark

   Show marketing remark (1506 chars)

   This sunny Jr. 4 corner unit is a gem in the beautifully maintained Summit building. Step through the spacious foyer into an open living room bathed in natural light, featuring classic parquet floors that flow throughout the home. The galley kitchen is fully equipped for any chef, boasting tall wooden cabinetry, granite countertops, and a suite of quality appliances including a Frigidaire refrigerator, GE stove, Whirlpool dishwasher, and a built-in Hotpoint microwave. The primary bedroom offers generous proportions and a double closet, while the versatile "bonus" room—accessible from both the kitchen and living area—is perfect as a home office, dining room, or cozy second bedroom. Ample storage is a highlight, with four large closets located throughout the unit in addition to the bedroom closets. The Summit is a highly desirable co-op building that offers a live in super, convenient security system using key fob entries, gated parking lot, garage and video camera surveillance . Fob enabled back door facilitates access to & from the parking lot, in ground pool and communal patio, where you can spend your summer swimming and basking in the sun. You will love the convenient laundry room on every floor. Located approximately 6 miles to Westchester Airport, under 1 mile to Metro north train and Capitol Theater, a multitude of restaurants, shopping, close proximity to major Roads/Highways (I95, I287). Non smoking BLDG, No pets, No renting 90% carpet rule.

3. 2026-03-31
   historical $205,000 1506-char remark

   Show marketing remark (1506 chars)

   This sunny Jr. 4 corner unit is a gem in the beautifully maintained Summit building. Step through the spacious foyer into an open living room bathed in natural light, featuring classic parquet floors that flow throughout the home. The galley kitchen is fully equipped for any chef, boasting tall wooden cabinetry, granite countertops, and a suite of quality appliances including a Frigidaire refrigerator, GE stove, Whirlpool dishwasher, and a built-in Hotpoint microwave. The primary bedroom offers generous proportions and a double closet, while the versatile "bonus" room—accessible from both the kitchen and living area—is perfect as a home office, dining room, or cozy second bedroom. Ample storage is a highlight, with four large closets located throughout the unit in addition to the bedroom closets. The Summit is a highly desirable co-op building that offers a live in super, convenient security system using key fob entries, gated parking lot, garage and video camera surveillance . Fob enabled back door facilitates access to & from the parking lot, in ground pool and communal patio, where you can spend your summer swimming and basking in the sun. You will love the convenient laundry room on every floor. Located approximately 6 miles to Westchester Airport, under 1 mile to Metro north train and Capitol Theater, a multitude of restaurants, shopping, close proximity to major Roads/Highways (I95, I287). Non smoking BLDG, No pets, No renting 90% carpet rule.

4. 2014-03-15
   price $154,000 397-char remark

   Show marketing remark (397 chars)

   Enjoy the view from this lovely, bright, corner unit. Oversized one bedroom apt. with EH, room-sized foyer, Living Room, dining area, kit, BR and bath. Hardwood floors. In prestigious Summit Co-op. Ldry on ea. flr, sophisticated lobby, inviting pool, on-site pkg and meticulous maintenance by resident superintendants. Short walk to train, village, fine restaurants and new shopping/movie complex.

5. 2013-01-18
   historical
6. 2013-01-17
   historical
7. 2012-09-14
   price
8. 2012-07-18
   listed Active
9. 2012-07-18
   listed $134,900
10. 2012-06-02
    historical
11. 2012-04-11
    historical Pending
12. 2011-12-03
    listed Active
13. 2008-10-11
    historical 397-char remark

    Show marketing remark (397 chars)

    Enjoy the view from this lovely, bright, corner unit. Oversized one bedroom apt. with EH, room-sized foyer, Living Room, dining area, kit, BR and bath. Hardwood floors. In prestigious Summit Co-op. Ldry on ea. flr, sophisticated lobby, inviting pool, on-site pkg and meticulous maintenance by resident superintendants. Short walk to train, village, fine restaurants and new shopping/movie complex.

14. 2008-10-09
    soldstatus $154,000 397-char remark

    Show marketing remark (397 chars)

    Enjoy the view from this lovely, bright, corner unit. Oversized one bedroom apt. with EH, room-sized foyer, Living Room, dining area, kit, BR and bath. Hardwood floors. In prestigious Summit Co-op. Ldry on ea. flr, sophisticated lobby, inviting pool, on-site pkg and meticulous maintenance by resident superintendants. Short walk to train, village, fine restaurants and new shopping/movie complex.

15. 2008-08-31
    price $165,000 397-char remark

    Show marketing remark (397 chars)

    Enjoy the view from this lovely, bright, corner unit. Oversized one bedroom apt. with EH, room-sized foyer, Living Room, dining area, kit, BR and bath. Hardwood floors. In prestigious Summit Co-op. Ldry on ea. flr, sophisticated lobby, inviting pool, on-site pkg and meticulous maintenance by resident superintendants. Short walk to train, village, fine restaurants and new shopping/movie complex.

16. 2008-06-25
    listed $165,000 397-char remark

    Show marketing remark (397 chars)

    Enjoy the view from this lovely, bright, corner unit. Oversized one bedroom apt. with EH, room-sized foyer, Living Room, dining area, kit, BR and bath. Hardwood floors. In prestigious Summit Co-op. Ldry on ea. flr, sophisticated lobby, inviting pool, on-site pkg and meticulous maintenance by resident superintendants. Short walk to train, village, fine restaurants and new shopping/movie complex.

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,886
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,711
• − Management: −$2,711
• − Depreciation: −$5,964
• Taxable income: $6,918
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $8,109/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: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 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: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• 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

+24.2% since first listed

16 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $205,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $154,000 HGMLS
• 2013-01-18 Delisted — HGMLS
• 2013-01-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-09-14 Price Changed — HGMLS
• 2012-07-18 Listed — HGMLS
• 2012-07-18 Listed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2012-06-02 Delisted — HGMLS
• 2012-04-11 Contingent — HGMLS
• 2011-12-03 Listed — HGMLS
• 2008-10-11 Delisted — HGMLS
• 2008-10-09 Sold (MLS) $154,000 HGMLS
• 2008-08-31 Price Changed $165,000 HGMLS
• 2008-06-25 Listed $165,000 HGMLS