25 Lake St Unit 2C · White Plains, NY 10604

$199,000

1 bd · 1.0 ba · 720 sqft · Condo · 49 Days on market

Built 1968 $276/sqft · 44% below area Est $355k · 44% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate One Bedroom Coop In Sought After Complex In White Plains. Beautiful Parquet Floors, Spacious Living Room/Dining Area. Windows Face Front. .. Very Bright And Airy. Large Bedroom. Immaculate Condition - Move Right In!! Convenient Location. Garage Parking.

Key facts

• Built 1968
• Listed 48 days

Property features AI

Finance

• HOA & community: Association: Regency Park; Additional monthly assessment fee of $41.96; Community features include a park and a playground

Exterior

• Parking: Assigned parking (monthly fee applies); Other parking; Monthly parking fee of $90
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected
• Home design: Stock cooperative; Estimated condition; Six-story building; One level (unit); Entry on level 2
• Construction: Other construction materials; Other foundation
• Exterior features: No waterfront; Other construction materials; Other foundation

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Second-floor unit
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating
• Interior features: Ceiling fans; Elevator; Aluminum-frame windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $917 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.3% in White Plains — 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 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.
• White Plains City School District (urban): math 49% / reading 54% proficiency, ranked #313 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 42 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $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 + 4.9% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $171k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $355,317
• List price: $199,000
• Delta: -43.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.57×
• Total profit: $31,788
• Equity at exit: $29,672

10-year hold

• IRR: 24.1%
• Equity multiple: 3.28×
• Total profit: $126,900
• Equity at exit: $17,206

Cash invested: $55,720 (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 10604

• Home prices YoY: -19.9%
• Rents YoY: 4.9%
• Active inventory: 42
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,901 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $917

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 63%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.04mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	0.27mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	0.30mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	0.31mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	0.34mi
10 Franklin Ave Unit 2MEF White Plains, NY	—	1.0	422	$1,800	$4.27	44d	1	0.34mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.36mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	0.49mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	0.49mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.51mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	0.57mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	3d	1	0.60mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	3d	1	0.60mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	1d	11	0.61mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	0.63mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.66mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	0.73mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	0.78mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	44d	1	0.80mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.81mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	1d	126	0.82mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	0.82mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	0.85mi
125 Lake St Unit 5jn West Harrison, NY	1.0	1.0	750	$2,150	$2.87	44d	1	0.88mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	0.92mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	0.93mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	0.93mi
218 Lincoln Ave Unit 2 West Harrison, NY	1.0	1.0	580	$1,885	$3.25	5d	1	1.07mi
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	25d	1	1.18mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	44d	1	1.22mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-18
   days on market $199,000 Active 49 DOM
2. 2026-06-17
   days on market $199,000 Active 48 DOM
3. 2026-06-16
   days on market $199,000 Active 47 DOM
4. 2026-06-15
   days on market $199,000 Active 46 DOM
5. 2026-06-13
   days on market $199,000 Active 44 DOM
6. 2026-06-13
   days on market $199,000 Active 43 DOM
7. 2026-06-09
   days on market $199,000 Active 40 DOM
8. 2026-06-08
   days on market $199,000 Active 39 DOM
9. 2026-06-07
   days on market $199,000 Active 38 DOM
10. 2026-06-04
    days on market $199,000 Active 35 DOM
11. 2026-06-03
    days on market $199,000 Active 34 DOM
12. 2026-06-02
    days on market $199,000 Active 33 DOM
13. 2026-06-01
    days on market $199,000 Active 32 DOM
14. 2026-05-31
    days on market $199,000 Active 31 DOM
15. 2026-05-01
    listed $199,000 Active 507-char remark
16. 2026-04-29
    historical $199,000 507-char remark
17. 2014-01-27
    price $164,500 265-char remark

    Show marketing remark (265 chars)

    Immaculate One Bedroom Coop In Sought After Complex In White Plains. Beautiful Parquet Floors, Spacious Living Room/Dining Area. Windows Face Front. .. Very Bright And Airy. Large Bedroom. Immaculate Condition - Move Right In!! Convenient Location. Garage Parking.

18. 2007-05-18
    soldstatus $171,000

    Show marketing remark (221 chars)

    Location, Location, Location. .. Bright And Spacious 1 Bedroom With Beautiful Parquet Floors, Renovated Bathroom, Modern Kitchen, Views Of Park, 3 Blocks To City Center. Get In Now While Still Affordable. leasing Allowed

19. 2007-04-12
    historical

    Show marketing remark (221 chars)

    Location, Location, Location. .. Bright And Spacious 1 Bedroom With Beautiful Parquet Floors, Renovated Bathroom, Modern Kitchen, Views Of Park, 3 Blocks To City Center. Get In Now While Still Affordable. leasing Allowed

20. 2007-04-12
    price $179,900

    Show marketing remark (221 chars)

    Location, Location, Location. .. Bright And Spacious 1 Bedroom With Beautiful Parquet Floors, Renovated Bathroom, Modern Kitchen, Views Of Park, 3 Blocks To City Center. Get In Now While Still Affordable. leasing Allowed

21. 2006-11-21
    listed $171,000

    Show marketing remark (221 chars)

    Location, Location, Location. .. Bright And Spacious 1 Bedroom With Beautiful Parquet Floors, Renovated Bathroom, Modern Kitchen, Views Of Park, 3 Blocks To City Center. Get In Now While Still Affordable. leasing Allowed

22. 2006-11-15
    historical
23. 2006-08-21
    listed
24. 2004-09-22
    soldstatus $167,500 265-char remark

    Show marketing remark (265 chars)

    Immaculate One Bedroom Coop In Sought After Complex In White Plains. Beautiful Parquet Floors, Spacious Living Room/Dining Area. Windows Face Front. .. Very Bright And Airy. Large Bedroom. Immaculate Condition - Move Right In!! Convenient Location. Garage Parking.

25. 2004-06-18
    listed $167,500 265-char remark

    Show marketing remark (265 chars)

    Immaculate One Bedroom Coop In Sought After Complex In White Plains. Beautiful Parquet Floors, Spacious Living Room/Dining Area. Windows Face Front. .. Very Bright And Airy. Large Bedroom. Immaculate Condition - Move Right In!! Convenient Location. Garage Parking.

ⓘ 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 4/10 Moderate
• 🌡 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: $34,818
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,785
• − Management: −$2,785
• − Depreciation: −$5,789
• Taxable income: $8,331
• Est. tax owed @ 24.0%: −$1,999
• After-tax cash flow: $9,004/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: White Plains City School District
• NCES district ID: 3631260
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $78,366
• Composite: 46.72/100
• National rank: #2397
• State rank: #313 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

• Census place: White Plains, NY
• County: Westchester County · 709,332 people
• City population: 61,281
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,517
• Household income: $117,014
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 600.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3% Salvadoran 1%
• Common ancestry: Scotch-Irish 4% Estonian 4% Romanian 3%
• Foreign-born: 25% · Canada, Dominican Republic, China
• Languages at home: 67% English-only · Spanish 20% Other Indo-European 10% Other Asian/Pacific 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: ▼ -65.49%
• Current HPI: 263.8376
• Rent YoY: ▲ 4.88%
• 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

+18.8% since first listed

11 events — show timeline

• 2026-05-01 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $199,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $164,500 HGMLS
• 2007-05-18 Sold (MLS) $171,000 HGMLS
• 2007-04-12 Price Changed $179,900 HGMLS
• 2007-04-12 Delisted — HGMLS
• 2006-11-21 Listed $171,000 HGMLS
• 2006-11-15 Delisted — HGMLS
• 2006-08-21 Listed — HGMLS
• 2004-09-22 Sold (MLS) $167,500 HGMLS
• 2004-06-18 Listed $167,500 HGMLS