55 Fieldstone Dr #55 · White Plains, NY 10530

$245,000

1 bd · 1.0 ba · 705 sqft · Condo · 3 Days on market

Built 1967

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Why this score? — see what drove the D- 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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PET FRIENDLY!!! You heard right, this 1 bed garden style apt has it's own private entrance and allows cats & DOGS (weight restricted). The unit is freshly painted, clean and fresh & MOVE IN READY. Tons of Natural Light throughout. The large master bedroom can easily fit a king size bed and so much more. Open living/dining layout. The unit comes with an unassigned parking spot, making life even easier for you. Super modern customized mechanical up and down shades adorn every closet in the apt. The community at Hartsdale Manor offers a pool for leisure and on-site laundry rooms for convenience. You'll be near all the shopping, restaurants, entertainment and benefits that nearby Central Ave has to offer. Don't delay, call today!

Key facts

• Open floor plan
• Updated open kitchen
• In-ground pool

Tags

• OPEN FLOOR PLAN
• UPDATED OPEN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IN-GROUND POOL
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Monthly additional fee of $114.67 (pool assessment through August); Community features include park and pool

Exterior

• Parking: On-street parking; Parking lot with unassigned spaces; One parking space
• Utilities: Electric service by Con Edison; Natural gas connected; Public sewer; Trash collection (public)
• Home design: Stock cooperative; One-level entry; Two stories in building
• Construction: Brick exterior
• Exterior features: Brick construction; Community in-ground outdoor pool; Pool/Spa on site; Near public transit; Near schools; Near shops

Interior

• Kitchen: Convection oven; Gas oven; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: First floor location
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Granite counters; Open floorplan; Open kitchen; Recessed lighting
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).

Location & tenants

• Location reads 71/100 on livability (#410 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Early Childhood Program (128 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 156 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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 $142k; list at $245k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $245,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.26% ✓
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 6.6

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-59,161
• Equity at exit: $36,530

10-year hold

• IRR: -20.4%
• Equity multiple: -0.09×
• Total profit: $-74,623
• Equity at exit: $21,183

Cash invested: $68,600 (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 10530

• Active inventory: 156
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,096 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA est. from 1 same-building comp: −$1,069
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-317

Break-even live

Break-even rent $3,496

Max offer price $199,187

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-232	+0% $-317	+5% $-401	+10% $-486
Rent	-10% $-561	-5% $-439	+0% $-317	+5% $-194	+10% $-72
Rate	-1.0pp $-193	-0.5pp $-254	base $-317	+0.5pp $-380	+1.0pp $-445

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	0.80mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,674	$2.86	0d	19	0.81mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	0.81mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	4d	3	0.81mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	26	0.87mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$2,850	$3.65	0d	10	0.87mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.92mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	18	1.12mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	1.27mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	20d	1	1.32mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	1.33mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	30	1.33mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	1.38mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	1.40mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	1.40mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	1.43mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	1.43mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	4d	1	1.44mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	4d	1	1.44mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	44d	1	1.46mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	1.48mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	1.49mi

HOA detail condo

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

Listing history 3 events

1. 2026-06-21
   days on market $245,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $245,000 Active 1 DOM

ⓘ 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 · 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: $37,147
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − HOA: −$12,828
• − Depreciation: −$7,127
• Taxable loss: −$7,375
• Est. tax savings @ 24.0%: +$1,770
• After-tax cash flow: $-2,029/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — White Plains

• Score: 71/100
• State rank: #410
• US rank: #6801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,955

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 10% Two or more races 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% Russian/Polish/Slavic 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: ▼ -616.16%
• Current HPI: 320.7324
• 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

+58.1% since first listed

15 events — show timeline

• 2026-06-18 Listed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-03 Sold (MLS) $142,500 OneKey® MLS as Distributed by MLS Grid
• 2018-10-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-22 Price Changed $146,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-12 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-07-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-05-14 Listed $154,000 OneKey® MLS as Distributed by MLS Grid
• 2013-03-01 Delisted — HGMLS
• 2013-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-21 Listed — HGMLS
• 2012-08-21 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2011-11-28 Delisted — HGMLS
• 2011-07-07 Price Changed — HGMLS
• 2011-05-18 Listed — HGMLS