76 Lawrence Ct Unit C · Valhalla, NY 10603

$320,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 6 Days on market

Built 1952 Good condition

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 2 bedroom and 1 bath with a washer in unit home is strategically located in a quiet cul-de-sac neighborhood. Extra closet space, all new thermal pane windows. Park down the street. An assigned parking space will also be given at closing. Utilities include AC, Cable, Electric, Gas, Heat, and Hot Water. You can take a nice walk to the park, elementary school, close to the bus.

Key facts

• Custom cabinetry
• Washer and dryer
• Tile flooring

Tags

• FULLY RENOVATED KITCHEN
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• BAR SEATING
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Cap rate 9.3% vs local median 3.8% in Valhalla — 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 63/100 on livability (#795 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: amenities F, cost of living F, health & safety F.
• Valhalla Union Free School District (suburban): math 68% / reading 66% proficiency, ranked #119 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Virginia Road Elementary School (317 students, 16% FRL); Valhalla Middle School (math 57% / reading 67%, grade B+, #136 of 729 statewide, top 20%, 301 students, 24% FRL); Valhalla High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 429 students, 25% FRL).
• Market conditions: 111 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% 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 $320,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.0

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-4,969
• Equity at exit: $47,713

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $56,317
• Equity at exit: $27,668

Cash invested: $89,600 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 111
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,813 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $735

Break-even live

Break-even rent $2,883

Max offer price $320,000

Occupancy floor 76%

Sensitivity live

Price	-10% $956	-5% $845	+0% $735	+5% $624	+10% $513
Rent	-10% $433	-5% $584	+0% $735	+5% $885	+10% $1,036
Rate	-1.0pp $896	-0.5pp $816	base $735	+0.5pp $652	+1.0pp $567

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Custis Ave Unit 2nd floor White Plains, NY	3.0	1.0	1100	$3,500	$3.18	44d	1	0.45mi
45 Washington Ave White Plains, NY	3.0	2.0	1319	$5,500	$4.17	7d	1	0.52mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	44d	1	0.65mi
5 Church St N White Plains, NY	3.0	1.5	1238	$4,500	$3.63	16d	1	0.78mi
499 N Broadway Apt 2L White Plains, NY	2.0	2.0	1250	$3,400	$2.72	44d	1	0.92mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	25d	1	0.95mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	1.45mi

HOA detail condo

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

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-04-03
   listed $320,000 Active
3. 2021-01-27
   soldstatus $215,000 Closed 394-char remark

   Show marketing remark (394 chars)

   This beautiful 2 bedroom and 1 bath with a washer in unit home is strategically located in a quiet cul-de-sac neighborhood. Extra closet space, all new thermal pane windows. Park down the street. An assigned parking space will also be given at closing. Utilities include AC, Cable, Electric, Gas, Heat, and Hot Water. You can take a nice walk to the park, elementary school, close to the bus.

4. 2020-09-05
   listed $230,000 Active 394-char remark

   Show marketing remark (394 chars)

   This beautiful 2 bedroom and 1 bath with a washer in unit home is strategically located in a quiet cul-de-sac neighborhood. Extra closet space, all new thermal pane windows. Park down the street. An assigned parking space will also be given at closing. Utilities include AC, Cable, Electric, Gas, Heat, and Hot Water. You can take a nice walk to the park, elementary school, close to the bus.

5. 2014-04-25
   soldstatus $180,000 379-char remark

   Show marketing remark (379 chars)

   Beautiful, spacious 2 BR/1Bth w/laundry in unit. Fabulous closet space. HW floors thru-out. All new thermal pane windows. Updated EIK and Bath. Assigned parking given at closing. Waitlist for garage ($55 monthly). Located on quiet cul-de-sac. Maintenance does not include STAR reduction of $166 monthly. Walk to Elem. School/close to Bus and RR. Great Childrens' park in complex.

6. 2013-05-28
   listed $175,000 379-char remark

   Show marketing remark (379 chars)

   Beautiful, spacious 2 BR/1Bth w/laundry in unit. Fabulous closet space. HW floors thru-out. All new thermal pane windows. Updated EIK and Bath. Assigned parking given at closing. Waitlist for garage ($55 monthly). Located on quiet cul-de-sac. Maintenance does not include STAR reduction of $166 monthly. Walk to Elem. School/close to Bus and RR. Great Childrens' park in complex.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,759
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$2,398
• − Repairs & maintenance: −$3,661
• − Management: −$3,661
• − Depreciation: −$9,309
• Taxable income: $4,006
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $7,854/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready 2-bedroom, 1-bath co-op in the Edgebrook community offers stylish updates throughout, including a fully renovated kitchen and updated bathroom. The home is located on the second floor with no one above, and features refinished hardwood floors, recessed lighting, and crown molding.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce utility costs and improve comfort
• Both Install smart home devices — Smart home devices increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce utility costs and improve comfort ↑
• Both Install smart home devices — Smart home devices increase convenience and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Valhalla Union Free School District
• NCES district ID: 3629400
• Math proficiency: 68% ▲ 3.00%
• Reading proficiency: 66% ▲ 7.00%
• Median HH income: $106,068
• Composite: 62.26/100
• National rank: #699
• State rank: #119 of 590 in NY

Livability — Valhalla

• Score: 63/100
• State rank: #795
• US rank: #15361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,180
• 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

+82.9% since first listed

6 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-27 Sold (MLS) $215,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-05 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-25 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2013-05-28 Listed $175,000 OneKey® MLS as Distributed by MLS Grid