260 Garth Rd Unit 3K4 · Eastchester, NY 10583

$250,000

1 bd · 2.0 ba · 950 sqft · Condo · 40 Days on market

Built 1967 $263/sqft · at area comps Est $243k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +7.2/10.0
• ARV discount +6.1/15.0
• 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

Bright. Peaceful. Perfectly positioned. Welcome to Garth Essex where this sun-filled 1-bedroom co-op offers the best of Scarsdale living without the trade-offs. The spacious L-shaped living and dining area is filled with natural light and opens to pretty views of the building’s entrance, creating a calm, welcoming backdrop you don’t often find. Set on the quiet side of the building, you get all the convenience of being close to the Metro-North Railroad without the noise. The oversized bedroom features multiple closets and an en-suite bath, making everyday living feel easy and functional. Additional highlights include central A/C, in-building laundry, and abundant resident parking via permit in front and just behind the building. All just moments from the shops, dining, and charm of Scarsdale Village. Quiet when you want it. Connected when you need it. Let’s get moving to your new home!

Key facts

• Built 1967
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: schools A+, crime A+, commute 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.
• Market conditions: 293 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent is only 16% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $242,609
• List price: $250,000
• Delta: 3.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $17,295
• Equity at exit: $37,276

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $89,751
• Equity at exit: $21,615

Cash invested: $70,000 (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: 293
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,418 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $906

Break-even live

Break-even rent $2,271

Max offer price $250,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,079	-5% $993	+0% $906	+5% $820	+10% $733
Rent	-10% $636	-5% $771	+0% $906	+5% $1,041	+10% $1,176
Rate	-1.0pp $1,032	-0.5pp $970	base $906	+0.5pp $841	+1.0pp $775

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	45d	1	0.17mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	18d	1	0.31mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	0.31mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	0.31mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	45d	1	0.49mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	45d	1	0.52mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	45d	1	0.55mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.56mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	9d	1	0.60mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-07
   status $250,000 Pending 40 DOM
2. 2026-06-01
   days on market $250,000 Active 40 DOM
3. 2026-05-31
   days on market $250,000 Active 39 DOM
4. 2026-04-23
   listed $250,000 Active 916-char remark

   Show marketing remark (916 chars)

   Bright. Peaceful. Perfectly positioned. Welcome to Garth Essex where this sun-filled 1-bedroom co-op offers the best of Scarsdale living without the trade-offs. The spacious L-shaped living and dining area is filled with natural light and opens to pretty views of the building’s entrance, creating a calm, welcoming backdrop you don’t often find. Set on the quiet side of the building, you get all the convenience of being close to the Metro-North Railroad without the noise. The oversized bedroom features multiple closets and an en-suite bath, making everyday living feel easy and functional. Additional highlights include central A/C, in-building laundry, and abundant resident parking via permit in front and just behind the building. All just moments from the shops, dining, and charm of Scarsdale Village. Quiet when you want it. Connected when you need it. Let’s get moving to your new home!

5. 2026-04-23
   historical $250,000 916-char remark

   Show marketing remark (916 chars)

   Bright. Peaceful. Perfectly positioned. Welcome to Garth Essex where this sun-filled 1-bedroom co-op offers the best of Scarsdale living without the trade-offs. The spacious L-shaped living and dining area is filled with natural light and opens to pretty views of the building’s entrance, creating a calm, welcoming backdrop you don’t often find. Set on the quiet side of the building, you get all the convenience of being close to the Metro-North Railroad without the noise. The oversized bedroom features multiple closets and an en-suite bath, making everyday living feel easy and functional. Additional highlights include central A/C, in-building laundry, and abundant resident parking via permit in front and just behind the building. All just moments from the shops, dining, and charm of Scarsdale Village. Quiet when you want it. Connected when you need it. Let’s get moving to your new home!

6. 2019-10-09
   soldstatus $232,500 Sold 1086-char remark

   Show marketing remark (1086 chars)

   This bright and sunny Jr. 4 CO-OP has one and one half baths and central A/C. The co-op has been renovated with a new floors, doors and granite counter kitchen with stainless steel appliances. The large "L" shaped living room and dining room has a bank of windows with Western exposures of tree lined Garth Road. The bedroom is large and has a two sets of floor to ceiling closets and a private en suite bath. Other features include Entry foyer, hardwood floors throughout and laundry on the floor. Maintenance is before STAR credit of about $136 per month! FREE outdoor parking w/ a permit from the Town of Eastchester and short wait for indoor parking. Easy walk to Scarsdale Village & Metro North Train with a 33 minutes to Grand Central Terminal. As a resident you are eligible to join the Town’s Lake Isle Park, with a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. This is a No Smoking Building. No Pets. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2019-07-16
   status Pending 1086-char remark

   Show marketing remark (1086 chars)

   This bright and sunny Jr. 4 CO-OP has one and one half baths and central A/C. The co-op has been renovated with a new floors, doors and granite counter kitchen with stainless steel appliances. The large "L" shaped living room and dining room has a bank of windows with Western exposures of tree lined Garth Road. The bedroom is large and has a two sets of floor to ceiling closets and a private en suite bath. Other features include Entry foyer, hardwood floors throughout and laundry on the floor. Maintenance is before STAR credit of about $136 per month! FREE outdoor parking w/ a permit from the Town of Eastchester and short wait for indoor parking. Easy walk to Scarsdale Village & Metro North Train with a 33 minutes to Grand Central Terminal. As a resident you are eligible to join the Town’s Lake Isle Park, with a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. This is a No Smoking Building. No Pets. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

8. 2019-06-20
   status Active 1086-char remark

   Show marketing remark (1086 chars)

   This bright and sunny Jr. 4 CO-OP has one and one half baths and central A/C. The co-op has been renovated with a new floors, doors and granite counter kitchen with stainless steel appliances. The large "L" shaped living room and dining room has a bank of windows with Western exposures of tree lined Garth Road. The bedroom is large and has a two sets of floor to ceiling closets and a private en suite bath. Other features include Entry foyer, hardwood floors throughout and laundry on the floor. Maintenance is before STAR credit of about $136 per month! FREE outdoor parking w/ a permit from the Town of Eastchester and short wait for indoor parking. Easy walk to Scarsdale Village & Metro North Train with a 33 minutes to Grand Central Terminal. As a resident you are eligible to join the Town’s Lake Isle Park, with a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. This is a No Smoking Building. No Pets. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

9. 2019-04-17
   status Pending 1086-char remark

   Show marketing remark (1086 chars)

   This bright and sunny Jr. 4 CO-OP has one and one half baths and central A/C. The co-op has been renovated with a new floors, doors and granite counter kitchen with stainless steel appliances. The large "L" shaped living room and dining room has a bank of windows with Western exposures of tree lined Garth Road. The bedroom is large and has a two sets of floor to ceiling closets and a private en suite bath. Other features include Entry foyer, hardwood floors throughout and laundry on the floor. Maintenance is before STAR credit of about $136 per month! FREE outdoor parking w/ a permit from the Town of Eastchester and short wait for indoor parking. Easy walk to Scarsdale Village & Metro North Train with a 33 minutes to Grand Central Terminal. As a resident you are eligible to join the Town’s Lake Isle Park, with a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. This is a No Smoking Building. No Pets. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

10. 2019-03-03
    listed $235,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    This bright and sunny Jr. 4 CO-OP has one and one half baths and central A/C. The co-op has been renovated with a new floors, doors and granite counter kitchen with stainless steel appliances. The large "L" shaped living room and dining room has a bank of windows with Western exposures of tree lined Garth Road. The bedroom is large and has a two sets of floor to ceiling closets and a private en suite bath. Other features include Entry foyer, hardwood floors throughout and laundry on the floor. Maintenance is before STAR credit of about $136 per month! FREE outdoor parking w/ a permit from the Town of Eastchester and short wait for indoor parking. Easy walk to Scarsdale Village & Metro North Train with a 33 minutes to Grand Central Terminal. As a resident you are eligible to join the Town’s Lake Isle Park, with a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. This is a No Smoking Building. No Pets. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

11. 2014-03-15
    price $168,000
12. 2009-12-17
    soldstatus $168,000 Sold
13. 2009-11-10
    historical
14. 2009-10-07
    historical Pending
15. 2009-10-07
    price $179,000
16. 2009-09-05
    price $179,000 Active
17. 2009-09-05
    status Active
18. 2009-07-24
    historical Pending
19. 2009-05-26
    price $189,900
20. 2009-03-29
    listed $199,900

ⓘ 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 ≥99°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: $41,017
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$2,048
• − Repairs & maintenance: −$3,281
• − Management: −$3,281
• − Depreciation: −$7,273
• Taxable income: $7,380
• Est. tax owed @ 24.0%: −$1,771
• After-tax cash flow: $9,103/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

+25.1% since first listed

17 events — show timeline

• 2026-04-23 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $250,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-09 Sold (MLS) $232,500 OneKey® MLS as Distributed by MLS Grid
• 2019-07-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-06-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-03-03 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $168,000 HGMLS
• 2009-12-17 Sold (MLS) $168,000 HGMLS
• 2009-11-10 Delisted — HGMLS
• 2009-10-07 Contingent — HGMLS
• 2009-10-07 Price Changed $179,000 HGMLS
• 2009-09-05 Relisted — HGMLS
• 2009-09-05 Price Changed $179,000 HGMLS
• 2009-07-24 Contingent — HGMLS
• 2009-05-26 Price Changed $189,900 HGMLS
• 2009-03-29 Listed $199,900 HGMLS