155 Ferris Ave Unit 11E · White Plains, NY 10603

$179,021

1 bd · 1.0 ba · 600 sqft · Condo · 21 Days on market

Built 1967 $298/sqft · 11% above area Est $162k · 11% over $658/mo HOA · 23% of rent

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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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated and modernized 1-bedroom co-op in prime White Plains location! This move-in ready unit was custom renovated within the last 5 years and features an open-concept kitchen with island, granite countertops, glass backsplash, and stainless steel appliances. Bright and stylish throughout with skim-coated ceilings, fresh paint, solid wood doors, and LED lighting. Enjoy custom upgrades including built-in wall unit with outlets/USB, radiator covers with storage, organized closets, and designer linen closet. Spacious bedroom with energy-efficient shutters and double coat closet. Two in-wall A/C units and updated bath with newer tub and fixtures. Private balcony overlooking park-like grounds with pool, kids’ pool, basketball court, baseball field, and BBQ area. Renovated lobby and hallways. Ideally located near The Westchester, Whole Foods, Bronx River Pathway, and just blocks to Metro-North—perfect for commuters!

Key facts

• Glass backsplash
• Organized closets
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• GLASS BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BUILT-IN WALL UNIT
• ORGANIZED CLOSETS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: 111 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $82k; list at $179k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $176,335 (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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.63% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 5.1

CMA / ARV

• ARV (median comp): $161,866
• List price: $179,021
• Delta: 10.60%
• 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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,166
• Equity at exit: $26,693

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $33,922
• Equity at exit: $15,478

Cash invested: $50,126 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 111
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,924 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$658
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $414

Break-even live

Break-even rent $2,399

Max offer price $179,021

Occupancy floor 81%

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: $44,755
• Closing costs: $5,371
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	0.56mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	43d	1	0.57mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	0.58mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	0.64mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	0.67mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	43d	1	0.68mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	0.70mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	0.72mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.76mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	0.77mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	18d	1	0.79mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	2d	3	0.79mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	0.80mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	43d	1	0.80mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.82mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	0.85mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	4d	1	0.87mi
10 Franklin Ave Unit 2MEF White Plains, NY	—	1.0	422	$1,800	$4.27	43d	1	0.91mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	0.92mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.96mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	2d	1	1.03mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	2d	1	1.03mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	43d	17	1.04mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	1.10mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	1d	11	1.12mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	1d	126	1.14mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	43d	1	1.47mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-05-07
   status Pending 956-char remark

   Show marketing remark (956 chars)

   Fully renovated and modernized 1-bedroom co-op in prime White Plains location! This move-in ready unit was custom renovated within the last 5 years and features an open-concept kitchen with island, granite countertops, glass backsplash, and stainless steel appliances. Bright and stylish throughout with skim-coated ceilings, fresh paint, solid wood doors, and LED lighting. Enjoy custom upgrades including built-in wall unit with outlets/USB, radiator covers with storage, organized closets, and designer linen closet. Spacious bedroom with energy-efficient shutters and double coat closet. Two in-wall A/C units and updated bath with newer tub and fixtures. Private balcony overlooking park-like grounds with pool, kids’ pool, basketball court, baseball field, and BBQ area. Renovated lobby and hallways. Ideally located near The Westchester, Whole Foods, Bronx River Pathway, and just blocks to Metro-North—perfect for commuters!

2. 2026-04-10
   listed $179,021 Active 956-char remark

   Show marketing remark (956 chars)

   Fully renovated and modernized 1-bedroom co-op in prime White Plains location! This move-in ready unit was custom renovated within the last 5 years and features an open-concept kitchen with island, granite countertops, glass backsplash, and stainless steel appliances. Bright and stylish throughout with skim-coated ceilings, fresh paint, solid wood doors, and LED lighting. Enjoy custom upgrades including built-in wall unit with outlets/USB, radiator covers with storage, organized closets, and designer linen closet. Spacious bedroom with energy-efficient shutters and double coat closet. Two in-wall A/C units and updated bath with newer tub and fixtures. Private balcony overlooking park-like grounds with pool, kids’ pool, basketball court, baseball field, and BBQ area. Renovated lobby and hallways. Ideally located near The Westchester, Whole Foods, Bronx River Pathway, and just blocks to Metro-North—perfect for commuters!

3. 2015-09-29
   soldstatus $82,500 Sold 493-char remark

   Show marketing remark (493 chars)

   Affordability & Convenience at its Best! Commuters' Dream! Amazing seasonal views from the large balcony. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls. 5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Church Street Elementary School. Monthly maintenance does NOT reflect STAR exemption.

4. 2015-09-29
   price $79,900 493-char remark

   Show marketing remark (493 chars)

   Affordability & Convenience at its Best! Commuters' Dream! Amazing seasonal views from the large balcony. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls. 5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Church Street Elementary School. Monthly maintenance does NOT reflect STAR exemption.

5. 2015-09-29
   price $82,500 493-char remark

   Show marketing remark (493 chars)

   Affordability & Convenience at its Best! Commuters' Dream! Amazing seasonal views from the large balcony. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls. 5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Church Street Elementary School. Monthly maintenance does NOT reflect STAR exemption.

6. 2015-09-28
   soldstatus $82,500
7. 2015-06-30
   historical Pending 493-char remark

   Show marketing remark (493 chars)

   Affordability & Convenience at its Best! Commuters' Dream! Amazing seasonal views from the large balcony. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls. 5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Church Street Elementary School. Monthly maintenance does NOT reflect STAR exemption.

8. 2015-04-09
   listed $79,900 Active 493-char remark

   Show marketing remark (493 chars)

   Affordability & Convenience at its Best! Commuters' Dream! Amazing seasonal views from the large balcony. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls. 5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Church Street Elementary School. Monthly maintenance does NOT reflect STAR exemption.

9. 2015-04-09
   listed $79,900

   Show marketing remark (493 chars)

   Affordability & Convenience at its Best! Commuters' Dream! Amazing seasonal views from the large balcony. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls. 5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Church Street Elementary School. Monthly maintenance does NOT reflect STAR exemption.

10. 2012-05-21
    historical Cancelled
11. 2012-05-21
    historical
12. 2012-02-23
    listed Active
13. 2012-02-23
    historical Cancelled
14. 2012-02-23
    listed $75,000
15. 2011-09-23
    price
16. 2011-06-21
    price
17. 2011-04-01
    status Active
18. 2011-04-01
    historical
19. 2010-11-04
    price
20. 2010-09-22
    listed Active
21. 2010-09-09
    historical
22. 2010-08-23
    price
23. 2010-06-08
    listed Active

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 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: $35,082
• − Mortgage interest: −$10,028
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − HOA: −$7,896
• − Depreciation: −$5,208
• Taxable income: $2,757
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $4,311/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
• City population: 61,281
• Population (ZIP): 19,201

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 2%

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: ▼ -101.72%
• Current HPI: 317.8177
• 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

+138.7% since first listed

23 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $179,021 OneKey® MLS as Distributed by MLS Grid
• 2015-09-29 Price Changed $79,900 HGMLS
• 2015-09-29 Sold (MLS) $82,500 HGMLS
• 2015-09-29 Price Changed $82,500 HGMLS
• 2015-09-28 Sold (MLS) $82,500 OneKey® MLS as Distributed by MLS Grid
• 2015-06-30 Contingent — HGMLS
• 2015-04-09 Listed $79,900 HGMLS
• 2015-04-09 Listed $79,900 OneKey® MLS as Distributed by MLS Grid
• 2012-05-21 Delisted — HGMLS
• 2012-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-02-23 Listed — HGMLS
• 2012-02-23 Delisted — HGMLS
• 2012-02-23 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2011-09-23 Price Changed — HGMLS
• 2011-06-21 Price Changed — HGMLS
• 2011-04-01 Relisted — HGMLS
• 2011-04-01 Delisted — HGMLS
• 2010-11-04 Price Changed — HGMLS
• 2010-09-22 Listed — HGMLS
• 2010-09-09 Delisted — HGMLS
• 2010-08-23 Price Changed — HGMLS
• 2010-06-08 Listed — HGMLS