2 Soundview Ave Unit 2D · White Plains, NY 10606

$300,000

2 bd · 1.0 ba · 1,200 sqft · Condo · 142 Days on market

Built 1953 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this spacious and bright two bedroom unit on the top floor at Netherland Gardens. The unit features and updated kitchen with Granite counters, hardwood floors throughout and and renovated bathroom. It is conveniently located to vibrant downtown White Plains with everything from shopping, dining, entertainment and parks galore. White Plains is an express Metro North stop for a quick commute of about 33 minutes to New York City's Grand Central Station.

Key facts

• Renovated bathroom
• Updated kitchen
• Granite counters

Tags

• UPDATED KITCHEN
• GRANITE COUNTERS
• HARDWOOD FLOORS
• RENOVATED BATHROOM
• EXPRESS METRO NORTH STOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Rents flat; 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 39% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 142 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-4,730
• Equity at exit: $44,731

10-year hold

• IRR: 5.1%
• Equity multiple: 1.34×
• Total profit: $28,150
• Equity at exit: $25,939

Cash invested: $84,000 (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 10606

• Rents YoY: 0.4%
• Active inventory: 54
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,681 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $835

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 72%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	24d	1	0.28mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	0.66mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	0.68mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	1d	126	0.71mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	43d	2	0.71mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	0.71mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	0.71mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.71mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	0.74mi
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	24d	1	0.76mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	0.77mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	0.78mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	43d	1	0.84mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	43d	1	0.87mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,355	$5.50	1d	19	0.88mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	43d	17	0.89mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	0.90mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	0.90mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	0.91mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	20d	1	0.92mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	43d	1	0.97mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	0.98mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.98mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	43d	1	0.98mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	1d	11	0.99mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	1.00mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	43d	1	1.07mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	1.10mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	43d	1	1.10mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	11d	1	1.12mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	43d	1	1.16mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	43d	1	1.18mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	1.19mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	43d	1	1.20mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	1.22mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	1.23mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	1.25mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	43d	1	1.27mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	43d	1	1.30mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	1.31mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-31
   days on market $300,000 Active 142 DOM
2. 2026-01-05
   listed $300,000 Active 470-char remark

   Show marketing remark (470 chars)

   Move right into this spacious and bright two bedroom unit on the top floor at Netherland Gardens. The unit features and updated kitchen with Granite counters, hardwood floors throughout and and renovated bathroom. It is conveniently located to vibrant downtown White Plains with everything from shopping, dining, entertainment and parks galore. White Plains is an express Metro North stop for a quick commute of about 33 minutes to New York City's Grand Central Station.

3. 2025-12-31
   historical
4. 2024-12-04
   listed $300,000 Active
5. 2024-03-18
   status Pending
6. 2024-03-18
   historical
7. 2024-01-19
   listed $250,000 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 1/10 Low
• 🌡 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: $44,175
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − Depreciation: −$8,727
• Taxable income: $5,575
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $8,682/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 75/100 Cosmetic rehab

This two-bedroom unit at Netherland Gardens is in good condition with updates like granite countertops and a renovated bathroom. It's move-in ready and located in a convenient area with easy access to downtown White Plains and public transportation.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make the space feel brighter and more inviting
• Rental Replace the curtains — Fresh curtains can make the space more appealing to renters
• Both Add a smart thermostat — Can improve energy efficiency and comfort for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can make the space feel brighter and more inviting ↑
• Rental Replace the curtains — Fresh curtains can make the space more appealing to renters ↑
• Both Add a smart thermostat — Can improve energy efficiency and comfort for both buyers and renters ↑

ⓘ 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: 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): 17,341
• Household income: $112,270
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1191.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 30% Black 14% Two or more races 14% Asian 9%
• Hispanic origin (detail): Mexican 16% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 38% · Canada, Jamaica, China
• Languages at home: 49% English-only · Spanish 37% Other Indo-European 4% Chinese 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: ▼ -474.05%
• Current HPI: 247.9311
• Rent YoY: ▲ 0.41%
• 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

+20.0% since first listed

6 events — show timeline

• 2026-01-05 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-04 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-01-19 Listed $250,000 OneKey® MLS as Distributed by MLS Grid