26 Parker St · Port Chester, NY 10573

$674,950

3 bd · 3.5 ba · 2,797 sqft · MultiFamily public records · 24 Days on market

Built 1900 5,035 sqft lot $241/sqft · 55% below area

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

May 21, 2026 --- update: Seller accepted an Offer. FIRST LOOK 30 days / EXCLUSIVE LISTING PERIOD: This is a HUD-owned property. During the 30 days Exclusive Listing Period until 6/12/26 , only owner-occupant buyers, qualified nonprofits, and government entities may submit offers. Owner-occupant buyers must certify they will occupy the property as their primary residence for at least 12 months and have not purchased a HUD-owned property as an owner-occupant in the past 24 months. All offers must include a signed Owner-Occupant Certification Addendum (ref. HUD Handbook 4000.1, 6/2018) along with the HUD-9548 Sales Contract. Investor offers will only be considered after the Exclusive Listing P

Key facts

• Legal 3-family home
• Minutes to the train
• Downtown shops

Tags

• LEGAL 3-FAMILY HOME
• HEART OF PORT CHESTER
• MINUTES TO THE TRAIN
• DOWNTOWN SHOPS
• RESTAURANTS
• WATERFRONT

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public sewer; Electricity connected
• Home design: Triplex
• Construction: Triplex construction
• Exterior features: Non-waterfront property; Construction materials: Other; Foundation: Other

Interior

• Bedrooms: Two 3-bedroom units; One 1-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; No central cooling
• Interior features: Finished basement; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $675k).
• Recommended offer: $665k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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.
• Zoned schools: Port Chester Middle School (math 20% / reading 43%, grade F, #522 of 729 statewide, top 73%, 971 students, 75% FRL); Port Chester Senior High School (math 88% / reading 92%, grade A+, #238 of 1,100 statewide, top 23%, 1,555 students, 73% FRL) — zoned schools average 74% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Port Chester-Rye Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,300/mo this rent would consume 106% of the median local household income ($106k/yr) (locally 1362% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 24 days — a 2% lower offer ($665k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $675k implies a 744% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $664,825 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,513,572
• List price: $674,950
• Delta: -55.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Highland St	0.22mi	3/2.0	2,400 (-14%)	1mo	$669,000	$279	59
210 Chestnut St	0.24mi	4/4.0 (+1)	2,400 (-14%)	0mo	$849,000	$354	58
73 Mead Ave	0.71mi	3/4.0	2,848 (+2%)	5mo	$1,412,500	$496	58
19 Breckenridge Ave	0.53mi	3/2.0	2,844 (+2%)	15mo	$775,000	$273	54
20 Church St W	0.54mi	4/4.0 (+1)	2,917 (+4%)	10mo	$1,300,000	$446	53
24 Park Pl	0.55mi	4/2.0 (+1)	2,935 (+5%)	5mo	$880,000	$300	51
24 Elmont Ave	0.31mi	4/2.0 (+1)	2,526 (-10%)	23mo	$915,000	$362	40
130-132 Fairview Ave Unit 130- 132	0.62mi	4/2.0 (+1)	2,592 (-7%)	12mo	$904,000	$349	38
18 Wessels Pl	0.74mi	4/2.5 (+1)	3,127 (+12%)	13mo	$1,076,500	$344	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $8,473
• Equity at exit: $100,637

10-year hold

• IRR: 7.4%
• Equity multiple: 1.48×
• Total profit: $89,977
• Equity at exit: $58,357

Cash invested: $188,986 (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: 18.1×

Monthly cashflow live

• Estimated rent: $9,300 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$1,254 /mo · $15,051/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,953
• Net cashflow: $2,272

Break-even live

Break-even rent $6,424

Max offer price $674,950

Occupancy floor 71%

Sensitivity live

Price	-10% $2,654	-5% $2,463	+0% $2,272	+5% $2,081	+10% $1,890
Rent	-10% $1,537	-5% $1,905	+0% $2,272	+5% $2,639	+10% $3,007
Rate	-1.0pp $2,612	-0.5pp $2,444	base $2,272	+0.5pp $2,097	+1.0pp $1,919

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$9,300
Total (3 units)			$9,300

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: $168,738
• Closing costs: $20,248
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Olivia St Apt 1 Port Chester, NY	4.0	3.0	2040	$4,500	$2.21	44d	1	0.62mi
319 Delavan Ave Unit 1 Greenwich, CT	3.0	1.0	2580	$3,500	$1.36	24d	1	0.69mi
347 Delavan Ave Unit A Greenwich, CT	3.0	2.5	2158	$5,500	$2.55	20d	1	0.76mi
70 Riverdale Ave #1001 Greenwich, CT	2.0	2.5	1960	$5,500	$2.81	15d	1	0.81mi
98 Byram Shore Rd Greenwich, CT	3.0	2.0	2000	$6,950	$3.48	0d	1	0.82mi
24 Hollow Wood Ln Unit 2 Greenwich, CT	3.0	2.5	2350	$4,600	$1.96	12d	1	0.98mi
34 Windy Knls Unit A Greenwich, CT	3.0	3.0	2146	$7,500	$3.49	3d	1	1.09mi
81 Pemberwick Rd Unit A Greenwich, CT	2.0	3.5	2092	$4,950	$2.37	44d	1	1.10mi
37 Windy Knls Greenwich, CT	3.0	2.0	2600	$5,100	$1.96	4d	1	1.11mi
32 Reynolds Pl Unit A Greenwich, CT	2.0	2.5	2530	$9,750	$3.85	2d	1	1.13mi
67 Byram Terrace Dr Unit 4 Greenwich, CT	2.0	1.0	3472	$3,500	$1.01	11d	1	1.14mi
36 Nicholas Ave Greenwich, CT	3.0	3.5	2452	$6,800	$2.77	0d	1	1.30mi
10 Fletcher Ave Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	0d	1	1.38mi
10 Fletcher Ave Unit NA Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	12d	1	1.38mi
147 Holly Hill Ln #9 Greenwich, CT	2.0	2.5	2200	$9,000	$4.09	24d	1	1.47mi
147 Holly Hill Ln #2 Greenwich, CT	2.0	2.5	2200	$12,000	$5.45	24d	1	1.47mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	44d	1	1.49mi

Listing history 8 events

1. 2026-06-07
   status $674,950 Pending 24 DOM
2. 2026-06-04
   days on market $674,950 Active 24 DOM
3. 2026-06-03
   days on market $674,950 Active 23 DOM
4. 2026-06-02
   days on market $674,950 Active 22 DOM
5. 2026-06-01
   days on market $674,950 Active 21 DOM
6. 2026-05-31
   days on market $674,950 Active 20 DOM
7. 2026-05-09
   listed $674,950 Active 1465-char remark
8. 1981-09-01
   soldstatus $80,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $15,051 · $1,254/mo
• Projected year-2 tax: $15,051 · $1,254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $111,600
• − Mortgage interest: −$37,808
• − Property taxes: −$15,051
• − Insurance: −$3,375
• − Repairs & maintenance: −$8,928
• − Management: −$8,928
• − Depreciation: −$19,635
• Taxable income: $17,876
• Est. tax owed @ 24.0%: −$4,290
• After-tax cash flow: $22,974/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

+743.7% since first listed

3 events — show timeline

• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-09 Listed $674,950 OneKey® MLS as Distributed by MLS Grid
• 1981-09-01 Sold (Public Records) $80,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $15,051 · +11.0% YoY. Source: county tax records.