525 King St · Port Chester, NY 10573

$660,000

4 bd · 2.0 ba · 2,551 sqft · SingleFamily public records · 49 Days on market

Built 1920 0.26 ac lot Est $987k · 33% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So Many Possibilities: Office (5 Rm Addition 1962 -central Air - Separate Entries), Modern Kitchen, Elevator To 2nd Flr, 2 Zone Heat, Two Elec. Meters, Immediate Occupancy, E-z Show Lbx, * * Taxes Reflect A Star And Vet. Exemption Of $3,725-per Town Records-please Verify, Taxes Redc. 6/2000, Walk/Rr, Shops, Bus, Lyons Park. Offers In Writing

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Public water
• Home design: Single family residence; Living area per public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Formal dining room; Unfinished basement; Walkup attic

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $660k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $590k (10.6% below list).
• Recommended offer: $590k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.3% in Port Chester — 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 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: King Street School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 412 students, 60% FRL); Port Chester Middle School (math 20% / reading 43%, grade F, #522 of 729 statewide, top 73%, 971 students, 75% FRL); Port Chester Senior High School (math 88% / reading 92%, grade A+, #238 of 1,100 statewide, top 23%, 1,555 students, 73% FRL).
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $5,899/mo this rent would consume 67% of the median local household income ($106k/yr) (locally 1362% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 49 days — a 3% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $340k; list at $660k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $589,906 (10.6% 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 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $987,237
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Putnam Ave	0.13mi	4/3.5	2,556 (+0%)	10mo	$1,138,500	$445	79
247 N Regent St	0.14mi	4/3.0	2,352 (-8%)	8mo	$999,000	$425	70
544 King St	0.07mi	4/3.0	2,786 (+9%)	11mo	$990,000	$355	68
22 Ridge Blvd	0.52mi	4/2.5	2,589 (+2%)	7mo	$1,308,000	$505	66
484 King St	0.10mi	4/2.5	2,197 (-14%)	7mo	$850,000	$387	64
5 Lafayette Dr	0.26mi	3/2.5 (-1)	2,861 (+12%)	2mo	$1,115,000	$390	59
83 Leicester St	0.49mi	5/2.5 (+1)	2,653 (+4%)	10mo	$980,000	$369	55
128 Poningo St	0.57mi	5/3.0 (+1)	2,665 (+4%)	11mo	$835,000	$313	47
130 Columbus Ave	0.42mi	5/2.5 (+1)	2,222 (-13%)	11mo	$765,000	$344	42
57 Valley Ter	0.65mi	3/2.0 (-1)	2,322 (-9%)	10mo	$899,000	$387	41
61 Tamarack Rd	0.59mi	3/2.5 (-1)	2,832 (+11%)	10mo	$1,078,000	$381	39
35 Irenhyl Ave	0.55mi	3/2.5 (-1)	2,200 (-14%)	9mo	$880,000	$400	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-109,070
• Equity at exit: $98,408

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-142,247
• Equity at exit: $57,065

Cash invested: $184,800 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $5,899 high
• Mortgage (P&I): −$3,461
• Tax from tax record: −$686 /mo · $8,233/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $238

Break-even live

Break-even rent $5,598

Max offer price $660,000

Occupancy floor 91%

Sensitivity live

Price	-10% $612	-5% $425	+0% $238	+5% $51	+10% $-136
Rent	-10% $-228	-5% $5	+0% $238	+5% $471	+10% $704
Rate	-1.0pp $570	-0.5pp $406	base $238	+0.5pp $67	+1.0pp $-107

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Tower Hill Dr Port Chester, NY	4.0	1.5	1864	$5,100	$2.74	45d	1	0.49mi
24 Hollow Wood Ln Unit 2 Greenwich, CT	3.0	2.5	2350	$4,600	$1.96	13d	1	0.69mi
36 Nicholas Ave Greenwich, CT	3.0	3.5	2452	$6,800	$2.77	0d	1	0.79mi
34 Windy Knls Unit A Greenwich, CT	3.0	3.0	2146	$7,500	$3.49	4d	1	0.86mi
10 Fletcher Ave Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	0d	1	0.87mi
10 Fletcher Ave Unit NA Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	13d	1	0.87mi
37 Windy Knls Greenwich, CT	3.0	2.0	2600	$5,100	$1.96	5d	1	0.89mi
60 Greenwich Hills Dr #60 Greenwich, CT	3.0	2.5	1900	$5,500	$2.89	18d	1	0.95mi
89 View St W Unit 2nd floor Greenwich, CT	3.0	2.0	1870	$5,450	$2.91	20d	1	0.96mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$6,537	$5.30	0d	17	0.96mi
321 Olivia St Apt 1 Port Chester, NY	4.0	3.0	2040	$4,500	$2.21	45d	1	1.05mi
319 Delavan Ave Unit 1 Greenwich, CT	3.0	1.0	2580	$3,500	$1.36	25d	1	1.07mi
75 Greenway Close Unit 1 Rye Brook, NY	3.0	2.5	1824	$6,500	$3.56	13d	1	1.10mi
347 Delavan Ave Unit A Greenwich, CT	3.0	2.5	2158	$5,500	$2.55	20d	1	1.11mi
10 Prospect St W Greenwich, CT	4.0	2.0	1784	$7,495	$4.20	0d	1	1.20mi
52 Hunt Ter Greenwich, CT	4.0	4.0	2422	$9,800	$4.05	13d	1	1.22mi
29 Old Orchard Rd Rye Brook, NY	4.0	2.0	2672	$6,500	$2.43	0d	1	1.26mi
195 S Water St Greenwich, CT	5.0	4.5	3000	$9,500	$3.17	0d	1	1.26mi
98 Byram Shore Rd Greenwich, CT	3.0	2.0	2000	$6,950	$3.48	0d	1	1.32mi
35 Homestead Rd Greenwich, CT	4.0	2.5	2525	$6,950	$2.75	4d	1	1.37mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	45d	1	1.41mi
40 Ettl Ln #23 Greenwich, CT	3.0	3.5	2368	$8,850	$3.74	4d	1	1.44mi
40 Ettl Ln #23 Greenwich, CT	3.0	3.5	2368	$8,850	$3.74	12d	1	1.44mi
12 Artic St Unit 1 Greenwich, CT	3.0	2.0	1900	$4,850	$2.55	25d	1	1.48mi

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-03-05
   listed $660,000 Active
3. 2000-10-26
   soldstatus $340,000
4. 2000-09-12
   soldstatus $340,000 344-char remark

   Show marketing remark (344 chars)

   So Many Possibilities: Office (5 Rm Addition 1962 -central Air - Separate Entries), Modern Kitchen, Elevator To 2nd Flr, 2 Zone Heat, Two Elec. Meters, Immediate Occupancy, E-z Show Lbx, * * Taxes Reflect A Star And Vet. Exemption Of $3,725-per Town Records-please Verify, Taxes Redc. 6/2000, Walk/Rr, Shops, Bus, Lyons Park. Offers In Writing

5. 2000-08-11
   historical 344-char remark

   Show marketing remark (344 chars)

   So Many Possibilities: Office (5 Rm Addition 1962 -central Air - Separate Entries), Modern Kitchen, Elevator To 2nd Flr, 2 Zone Heat, Two Elec. Meters, Immediate Occupancy, E-z Show Lbx, * * Taxes Reflect A Star And Vet. Exemption Of $3,725-per Town Records-please Verify, Taxes Redc. 6/2000, Walk/Rr, Shops, Bus, Lyons Park. Offers In Writing

6. 2000-08-11
   price $369,000 344-char remark

   Show marketing remark (344 chars)

   So Many Possibilities: Office (5 Rm Addition 1962 -central Air - Separate Entries), Modern Kitchen, Elevator To 2nd Flr, 2 Zone Heat, Two Elec. Meters, Immediate Occupancy, E-z Show Lbx, * * Taxes Reflect A Star And Vet. Exemption Of $3,725-per Town Records-please Verify, Taxes Redc. 6/2000, Walk/Rr, Shops, Bus, Lyons Park. Offers In Writing

7. 2000-06-24
   historical
8. 2000-04-15
   listed $340,000 344-char remark

   Show marketing remark (344 chars)

   So Many Possibilities: Office (5 Rm Addition 1962 -central Air - Separate Entries), Modern Kitchen, Elevator To 2nd Flr, 2 Zone Heat, Two Elec. Meters, Immediate Occupancy, E-z Show Lbx, * * Taxes Reflect A Star And Vet. Exemption Of $3,725-per Town Records-please Verify, Taxes Redc. 6/2000, Walk/Rr, Shops, Bus, Lyons Park. Offers In Writing

9. 2000-01-24
   listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $8,233 · $686/mo
• Projected year-2 tax: $9,693 · $808/mo
• Expected delta: +$1,461/yr (+$122/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,789
• − Mortgage interest: −$36,970
• − Property taxes: −$8,233
• − Insurance: −$3,300
• − Repairs & maintenance: −$5,663
• − Management: −$5,663
• − Depreciation: −$19,200
• Taxable loss: −$8,241
• Est. tax savings @ 24.0%: +$1,978
• After-tax cash flow: $4,835/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: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 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: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• 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

+94.1% since first listed

9 events — show timeline

• 2026-04-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Listed $660,000 OneKey® MLS as Distributed by MLS Grid
• 2000-10-26 Sold (Public Records) $340,000 Public Records
• 2000-09-12 Sold (MLS) $340,000 HGMLS
• 2000-08-11 Price Changed $369,000 HGMLS
• 2000-08-11 Delisted — HGMLS
• 2000-06-24 Delisted — HGMLS
• 2000-04-15 Listed $340,000 HGMLS
• 2000-01-24 Listed — HGMLS

Property tax history

-8.0%/yr

Latest (2025): $8,233 · -43.7% YoY. Source: county tax records.