105 Garth Rd Unit 4k · Eastchester, NY 10583

$270,000

1 bd · 1.0 ba · 750 sqft · Condo · 18 Days on market

Built 1928

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come visit this beautifully maintained, 1 bedroom / 1 bathroom unit with river facing views in the heart of Scarsdale. As you walk into the entry foyer, you will notice the gleaming hardwood floors that spread throughout the entire unit. The updated, open style kitchen and large living area makes entertaining effortless. The bedroom is very spacious, allowing for that work from home space. Enjoy your updated bathroom that features a pedestal sink and tub. The multiple windows in this unit allow for plenty of natural light. There are 2 spacious closets in the foyer area, one can be used as a pantry. This building is one of the closest to the Scarsdale train station, village & Garth road's restaurant row. Making everything just steps away. Train ride to Grand Central is just 30 minutes. Homeowners are eligible to join the Eastchester's Lake Isle Country Club, featuring a Par 70, 18-hole golf course, 8 tennis courts and 5 swimming pools including a 50-meter Olympic Pool. Schedule your appointment today!

Key facts

• Chic dining area
• Modern ceiling fan
• Built 1928

Tags

• OPEN-CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH
• CHIC DINING AREA
• MODERN CEILING FAN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: crime A+, commute A+, employment 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.
• Zoned schools: Greenvale School (math 88% / reading 88%, grade A+, #64 of 2,108 statewide, top 3%, 508 students, 0% FRL); Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 292 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 25y 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 $215k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $265,950 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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 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?
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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• 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: 2.9%
• Equity multiple: 1.11×
• Total profit: $8,559
• Equity at exit: $40,258

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $74,955
• Equity at exit: $23,345

Cash invested: $75,600 (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 10583

• Active inventory: 292
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,401 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $821

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,007	-5% $914	+0% $821	+5% $727	+10% $634
Rent	-10% $552	-5% $686	+0% $821	+5% $955	+10% $1,089
Rate	-1.0pp $956	-0.5pp $889	base $821	+0.5pp $751	+1.0pp $679

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	0.15mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	0.15mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	0.15mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.23mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.27mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	44d	1	0.48mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	44d	1	0.74mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	44d	1	0.79mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	8d	1	0.82mi

HOA detail condo

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

Listing history 44 events

1. 2026-03-03
   status Pending
2. 2026-02-13
   listed $270,000 Active
3. 2025-10-27
   status Active
4. 2025-10-23
   historical
5. 2025-07-31
   price $279,000
6. 2025-07-29
   listed $269,000 Active
7. 2025-07-25
   historical
8. 2024-05-22
   soldstatus $215,000 Closed 1020-char remark

   Show marketing remark (1020 chars)

   Come visit this beautifully maintained, 1 bedroom / 1 bathroom unit with river facing views in the heart of Scarsdale. As you walk into the entry foyer, you will notice the gleaming hardwood floors that spread throughout the entire unit. The updated, open style kitchen and large living area makes entertaining effortless. The bedroom is very spacious, allowing for that work from home space. Enjoy your updated bathroom that features a pedestal sink and tub. The multiple windows in this unit allow for plenty of natural light. There are 2 spacious closets in the foyer area, one can be used as a pantry. This building is one of the closest to the Scarsdale train station, village & Garth road's restaurant row. Making everything just steps away. Train ride to Grand Central is just 30 minutes. Homeowners are eligible to join the Eastchester's Lake Isle Country Club, featuring a Par 70, 18-hole golf course, 8 tennis courts and 5 swimming pools including a 50-meter Olympic Pool. Schedule your appointment today!

9. 2024-02-09
   status Pending 1020-char remark

   Show marketing remark (1020 chars)

   Come visit this beautifully maintained, 1 bedroom / 1 bathroom unit with river facing views in the heart of Scarsdale. As you walk into the entry foyer, you will notice the gleaming hardwood floors that spread throughout the entire unit. The updated, open style kitchen and large living area makes entertaining effortless. The bedroom is very spacious, allowing for that work from home space. Enjoy your updated bathroom that features a pedestal sink and tub. The multiple windows in this unit allow for plenty of natural light. There are 2 spacious closets in the foyer area, one can be used as a pantry. This building is one of the closest to the Scarsdale train station, village & Garth road's restaurant row. Making everything just steps away. Train ride to Grand Central is just 30 minutes. Homeowners are eligible to join the Eastchester's Lake Isle Country Club, featuring a Par 70, 18-hole golf course, 8 tennis courts and 5 swimming pools including a 50-meter Olympic Pool. Schedule your appointment today!

10. 2024-01-19
    listed $225,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    Come visit this beautifully maintained, 1 bedroom / 1 bathroom unit with river facing views in the heart of Scarsdale. As you walk into the entry foyer, you will notice the gleaming hardwood floors that spread throughout the entire unit. The updated, open style kitchen and large living area makes entertaining effortless. The bedroom is very spacious, allowing for that work from home space. Enjoy your updated bathroom that features a pedestal sink and tub. The multiple windows in this unit allow for plenty of natural light. There are 2 spacious closets in the foyer area, one can be used as a pantry. This building is one of the closest to the Scarsdale train station, village & Garth road's restaurant row. Making everything just steps away. Train ride to Grand Central is just 30 minutes. Homeowners are eligible to join the Eastchester's Lake Isle Country Club, featuring a Par 70, 18-hole golf course, 8 tennis courts and 5 swimming pools including a 50-meter Olympic Pool. Schedule your appointment today!

11. 2023-04-06
    historical
12. 2023-02-15
    listed $199,900
13. 2023-02-15
    listed $199,900 Active
14. 2016-08-24
    price $153,500
15. 2016-08-24
    soldstatus $153,500 Sold
16. 2016-08-17
    soldstatus $153,500
17. 2016-05-25
    historical Pending
18. 2016-05-25
    price $159,000
19. 2016-04-20
    listed $159,000 Active
20. 2016-04-20
    listed $159,000
21. 2014-06-30
    historical
22. 2014-05-10
    historical Temporarily off Market
23. 2014-05-10
    price
24. 2014-03-15
    price $119,500
25. 2014-02-01
    price
26. 2013-10-09
    price
27. 2013-09-03
    listed Active
28. 2013-09-03
    listed $135,000
29. 2013-01-31
    soldstatus $119,500 Sold
30. 2012-07-26
    historical
31. 2012-05-19
    historical Pending
32. 2012-05-19
    price $129,900
33. 2012-03-01
    price $129,900
34. 2011-10-28
    price $139,000
35. 2011-10-02
    price $149,900
36. 2011-07-07
    listed $185,000 Active
37. 2009-07-14
    historical
38. 2009-01-13
    listed
39. 2009-01-13
    historical
40. 2008-07-23
    listed
41. 2001-06-01
    soldstatus $85,950
42. 2001-05-08
    price $89,000
43. 2001-05-08
    historical
44. 2001-03-23
    listed $85,950

ⓘ 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 ≥100°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: $40,807
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − Depreciation: −$7,855
• Taxable income: $5,899
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $8,431/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

+214.1% since first listed

44 events — show timeline

• 2026-03-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-29 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-05-22 Sold (MLS) $215,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-01-19 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-02-15 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2023-02-15 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2016-08-24 Sold (MLS) $153,500 HGMLS
• 2016-08-24 Price Changed $153,500 HGMLS
• 2016-08-17 Sold (MLS) $153,500 OneKey® MLS as Distributed by MLS Grid
• 2016-05-25 Contingent — HGMLS
• 2016-05-25 Price Changed $159,000 HGMLS
• 2016-04-20 Listed $159,000 HGMLS
• 2016-04-20 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-05-10 Delisted — HGMLS
• 2014-05-10 Price Changed — HGMLS
• 2014-03-15 Price Changed $119,500 HGMLS
• 2014-02-01 Price Changed — HGMLS
• 2013-10-09 Price Changed — HGMLS
• 2013-09-03 Listed — HGMLS
• 2013-09-03 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2013-01-31 Sold (MLS) $119,500 HGMLS
• 2012-07-26 Delisted — HGMLS
• 2012-05-19 Contingent — HGMLS
• 2012-05-19 Price Changed $129,900 HGMLS
• 2012-03-01 Price Changed $129,900 HGMLS
• 2011-10-28 Price Changed $139,000 HGMLS
• 2011-10-02 Price Changed $149,900 HGMLS
• 2011-07-07 Listed $185,000 HGMLS
• 2009-07-14 Delisted — HGMLS
• 2009-01-13 Delisted — HGMLS
• 2009-01-13 Listed — HGMLS
• 2008-07-23 Listed — HGMLS
• 2001-06-01 Sold (MLS) $85,950 HGMLS
• 2001-05-08 Delisted — HGMLS
• 2001-05-08 Price Changed $89,000 HGMLS
• 2001-03-23 Listed $85,950 HGMLS