230 Garth Rd Unit 7D1 · Eastchester, NY 10583

$548,000

3 bd · 2.0 ba · 1,200 sqft · Condo · 18 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 +22.8/30.0
• DSCR +7.3/10.0
• Schools +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 230 Garth Road, a bright and spacious three-bedroom, two-bath co-op apartment in the Garth Essex located in the highly desirable Eastchester School District. This well-appointed home offers an abundance of natural light and generous interior space, with a thoughtfully designed split-bedroom layout that ensures privacy—each bedroom is comfortably sized and primary bedroon has an en-suite bath. The apartment features beautiful hardwood floors throughout, an updated eat-in kitchen, and renovated bathrooms, blending classic charm with modern convenience. Large windows overlook the building’s entrance and circular driveway, enhancing the airy feel of the home. There are many closets allowing for ample storage. Residents enjoy the convenience of laundry facilities on every floor, and the lobby is handicap accessible with only eight stories, offering a more intimate living environment. FREE Parking is available by permit through the Town of Eastchester and there is a wait list in the building. The Lake Isle Country Club which features an 18 hole golf, tennis and pool club (5 pools) is within a short drive. Maintenance includes hot water, heat, AC and taxes. Ideally located just moments from highways, shopping, schools, everyday amenities, and only approximately half a mile to the Scarsdale Metro-North station, providing an easy 30 minute express commute to Grand Central Terminal. Enjoy a carefree walk on the walking trail by the Bronx River Parkway. A wonderful opportunity to enjoy space, natural light, and convenience in a prime Eastchester location. Financial info: These financials are required for this coop: 25% down payment, 10% on signing the contract 725 min credit score 33% housing ratio ,38%DTI If paying all cash, 20 months of maintenance post closing $57.72 per month for capitol improvements To park in the building, there is a 1.5 -2 year wait list. Cost is presently $90 for 1 car and $131 for 2 cars.A real gem! AO CTS

Key facts

• Laundry facilities
• Split-bedroom layout
• Renovated bathrooms

Tags

• SPLIT-BEDROOM LAYOUT
• HARDWOOD FLOORS
• UPDATED EAT-IN KITCHEN
• RENOVATED BATHROOMS
• AMPLE STORAGE
• LAUNDRY FACILITIES

🏢 Co-op / cooperative unit. The $548,000 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 3-bed/2.0-bath condo listed at $548k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $548k).
• Recommended offer: $540k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: schools A+, crime A+, commute 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.
• Market conditions: 292 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of loan paydown is wiped out by about $16k 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 18 days — a 2% lower offer ($540k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $400k; 37% 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 $539,780 (1.5% below list)

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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $411,366
• List price: $548,000
• Delta: 33.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-32,391
• Equity at exit: $81,709

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $44,793
• Equity at exit: $47,381

Cash invested: $153,440 (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: 7.6×

Monthly cashflow live

• Estimated rent: $5,996 medium
• Mortgage (P&I): −$2,874
• Tax est. 1.5%: −$685 /mo · $8,220/yr
• Insurance: −$228
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $884

Break-even live

Break-even rent $4,878

Max offer price $548,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,262	-5% $1,073	+0% $884	+5% $694	+10% $505
Rent	-10% $410	-5% $647	+0% $884	+5% $1,120	+10% $1,357
Rate	-1.0pp $1,160	-0.5pp $1,023	base $884	+0.5pp $742	+1.0pp $597

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: $137,000
• Closing costs: $16,440
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	44d	1	0.14mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.53mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	8d	1	0.56mi
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	0d	1	0.97mi

HOA detail condo

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

Listing history 23 events

1. 2026-05-05
   status Pending 1980-char remark

   Show marketing remark (1980 chars)

   Welcome to 230 Garth Road, a bright and spacious three-bedroom, two-bath co-op apartment in the Garth Essex located in the highly desirable Eastchester School District. This well-appointed home offers an abundance of natural light and generous interior space, with a thoughtfully designed split-bedroom layout that ensures privacy—each bedroom is comfortably sized and primary bedroon has an en-suite bath. The apartment features beautiful hardwood floors throughout, an updated eat-in kitchen, and renovated bathrooms, blending classic charm with modern convenience. Large windows overlook the building’s entrance and circular driveway, enhancing the airy feel of the home. There are many closets allowing for ample storage. Residents enjoy the convenience of laundry facilities on every floor, and the lobby is handicap accessible with only eight stories, offering a more intimate living environment. FREE Parking is available by permit through the Town of Eastchester and there is a wait list in the building. The Lake Isle Country Club which features an 18 hole golf, tennis and pool club (5 pools) is within a short drive. Maintenance includes hot water, heat, AC and taxes. Ideally located just moments from highways, shopping, schools, everyday amenities, and only approximately half a mile to the Scarsdale Metro-North station, providing an easy 30 minute express commute to Grand Central Terminal. Enjoy a carefree walk on the walking trail by the Bronx River Parkway. A wonderful opportunity to enjoy space, natural light, and convenience in a prime Eastchester location. Financial info: These financials are required for this coop: 25% down payment, 10% on signing the contract 725 min credit score 33% housing ratio ,38%DTI If paying all cash, 20 months of maintenance post closing $57.72 per month for capitol improvements To park in the building, there is a 1.5 -2 year wait list. Cost is presently $90 for 1 car and $131 for 2 cars.A real gem! AO CTS

2. 2026-04-17
   listed $548,000 Active 1980-char remark

   Show marketing remark (1980 chars)

   Welcome to 230 Garth Road, a bright and spacious three-bedroom, two-bath co-op apartment in the Garth Essex located in the highly desirable Eastchester School District. This well-appointed home offers an abundance of natural light and generous interior space, with a thoughtfully designed split-bedroom layout that ensures privacy—each bedroom is comfortably sized and primary bedroon has an en-suite bath. The apartment features beautiful hardwood floors throughout, an updated eat-in kitchen, and renovated bathrooms, blending classic charm with modern convenience. Large windows overlook the building’s entrance and circular driveway, enhancing the airy feel of the home. There are many closets allowing for ample storage. Residents enjoy the convenience of laundry facilities on every floor, and the lobby is handicap accessible with only eight stories, offering a more intimate living environment. FREE Parking is available by permit through the Town of Eastchester and there is a wait list in the building. The Lake Isle Country Club which features an 18 hole golf, tennis and pool club (5 pools) is within a short drive. Maintenance includes hot water, heat, AC and taxes. Ideally located just moments from highways, shopping, schools, everyday amenities, and only approximately half a mile to the Scarsdale Metro-North station, providing an easy 30 minute express commute to Grand Central Terminal. Enjoy a carefree walk on the walking trail by the Bronx River Parkway. A wonderful opportunity to enjoy space, natural light, and convenience in a prime Eastchester location. Financial info: These financials are required for this coop: 25% down payment, 10% on signing the contract 725 min credit score 33% housing ratio ,38%DTI If paying all cash, 20 months of maintenance post closing $57.72 per month for capitol improvements To park in the building, there is a 1.5 -2 year wait list. Cost is presently $90 for 1 car and $131 for 2 cars.A real gem! AO CTS

3. 2025-03-31
   listed $500,000 Active
4. 2021-08-14
   historical
5. 2021-07-08
   listed $518,000 Active
6. 2018-10-05
   historical
7. 2018-09-10
   price $530,000
8. 2018-09-10
   status Active
9. 2018-08-16
   historical
10. 2018-08-10
    listed $575,000 Active
11. 2015-08-28
    price $399,000
12. 2015-08-28
    soldstatus $400,000 Sold
13. 2015-08-27
    soldstatus $400,000
14. 2015-07-01
    historical Pending
15. 2015-06-15
    price $400,000
16. 2015-06-15
    price $399,000
17. 2015-06-04
    price $415,000
18. 2015-05-27
    status Active
19. 2015-05-27
    price $425,000
20. 2015-03-25
    historical Pending
21. 2015-03-18
    price $375,000
22. 2015-03-18
    listed $375 Active
23. 2015-03-18
    listed $399,000

ⓘ 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 10/10 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: $71,957
• − Mortgage interest: −$30,697
• − Property taxes: −$8,220
• − Insurance: −$3,538
• − Repairs & maintenance: −$5,757
• − Management: −$5,757
• − Depreciation: −$15,942
• Taxable income: $2,048
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $10,112/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
• City population: 10,274
• 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

+37.3% since first listed

23 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $548,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-08 Listed $518,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-09-10 Price Changed $530,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-08-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-10 Listed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-28 Sold (MLS) $400,000 HGMLS
• 2015-08-28 Price Changed $399,000 HGMLS
• 2015-08-27 Sold (MLS) $400,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-01 Contingent — HGMLS
• 2015-06-15 Price Changed $399,000 HGMLS
• 2015-06-15 Price Changed $400,000 HGMLS
• 2015-06-04 Price Changed $415,000 HGMLS
• 2015-05-27 Relisted — HGMLS
• 2015-05-27 Price Changed $425,000 HGMLS
• 2015-03-25 Contingent — HGMLS
• 2015-03-18 Price Changed $375,000 HGMLS
• 2015-03-18 Listed $375 HGMLS
• 2015-03-18 Listed $399,000 OneKey® MLS as Distributed by MLS Grid