121 Columbus Ave Unit 1B · Harrison, NY 10604

$235,000

1 bd · 1.0 ba · 800 sqft · Condo · 18 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +6.5/10.0
• ARV discount +4.7/15.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 121 Columbus Avenue, Unit 1B, in the heart of West Harrison, NY—a bright and inviting cooperative that blends comfort, convenience, and easy living. Step inside this well-kept 1-bedroom, 1-bath home and feel the warmth right away. The layout is simple and smart, making the most of every square foot. Natural light fills the living space, creating a cheerful and relaxed setting for everyday living. The bedroom offers a quiet retreat, while the full bath is clean and functional with classic finishes. This cooperative building offers standout amenities that make daily life easier and more enjoyable. Cool off during the summer in the on-site pool, enjoy green space at the nearby park, and take comfort in having a live-in superintendent who helps keep the building running smoothly. Location is where this home truly shines. Set in a prime West Harrison spot, you’re just minutes from major parkways, making commuting simple and efficient. Shopping, dining, and everyday essentials are all close by, adding to the ease of living here. Additional highlights include Well-maintained cooperative community On-site pool for seasonal enjoyment Live-in superintendent for added convenience Nearby park and outdoor space Easy access to parkways and local shops Cat-friendly building. If you’re looking for a low-maintenance home in a convenient Westchester location, 121 Columbus Avenue Unit 1B delivers comfort, value, and lifestyle all in one place.

Key facts

• Community pool
• Built 1952
• Listed 18 days

🏢 Co-op / cooperative unit. The $235,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.2% in Harrison — 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 72/100 on livability (#355 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: housing C-, amenities F, cost of living F.
• Harrison Central School District (suburban): math 69% / reading 72% proficiency, ranked #92 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.9%/yr); 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 runs 30% of the median local income ($117k/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 $7k 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 + 4.9% rent growth), your $66k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $180k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $231,475 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $221,382
• List price: $235,000
• Delta: 6.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $11,473
• Equity at exit: $35,039

10-year hold

• IRR: 15.6%
• Equity multiple: 2.38×
• Total profit: $90,713
• Equity at exit: $20,319

Cash invested: $65,800 (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 10604

• Home prices YoY: -19.9%
• Rents YoY: 4.9%
• Active inventory: 42
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,928 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $689

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 71%

Sensitivity live

Price	-10% $851	-5% $770	+0% $689	+5% $608	+10% $526
Rent	-10% $457	-5% $573	+0% $689	+5% $804	+10% $920
Rate	-1.0pp $807	-0.5pp $749	base $689	+0.5pp $628	+1.0pp $566

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Gainsborg Ave West Harrison, NY	2.0	1.0	980	$2,800	$2.86	16d	1	0.26mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	44d	1	0.29mi
60 Park Ave Unit 2 West Harrison, NY	2.0	1.0	850	$2,900	$3.41	18d	1	0.35mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	0.39mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	45d	1	0.39mi
295 Columbus Ave Unit 2 West Harrison, NY	2.0	1.0	946	$2,700	$2.85	44d	1	0.42mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	44d	1	0.42mi
119 Park Ave Unit 2 West Harrison, NY	2.0	1.0	900	$2,900	$3.22	5d	1	0.48mi
125 Lake St Unit 6gn West Harrison, NY	2.0	2.0	1000	$3,000	$3.00	44d	1	0.53mi
125 Lake St Unit 5jn West Harrison, NY	1.0	1.0	750	$2,150	$2.87	44d	1	0.53mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.54mi
150 Lincoln Ave E West Harrison, NY	1.0	1.0	1000	$2,000	$2.00	25d	1	0.56mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	25d	1	0.57mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	6d	1	0.58mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	14d	1	0.61mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	0.62mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	23d	2	0.62mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	25d	1	0.64mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	0.65mi
218 Lincoln Ave Unit 2 West Harrison, NY	1.0	1.0	580	$1,885	$3.25	5d	1	0.69mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	45d	1	0.71mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	0.74mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	0.74mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	0.75mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	0d	11	0.77mi
315 Gainsborg Ave E West Harrison, NY	2.0	1.0	900	$2,900	$3.22	0d	1	0.77mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	30	0.79mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	0.79mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	16d	1	0.83mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	3d	1	0.85mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	0.85mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	0.85mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.85mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	20d	1	0.86mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	0.87mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	0.88mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	21d	1	0.90mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	0.90mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	0.96mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	18	1.00mi

HOA detail condo

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

Listing history 6 events

1. 2026-05-12
   status Pending 1480-char remark

   Show marketing remark (1480 chars)

   Welcome to 121 Columbus Avenue, Unit 1B, in the heart of West Harrison, NY—a bright and inviting cooperative that blends comfort, convenience, and easy living. Step inside this well-kept 1-bedroom, 1-bath home and feel the warmth right away. The layout is simple and smart, making the most of every square foot. Natural light fills the living space, creating a cheerful and relaxed setting for everyday living. The bedroom offers a quiet retreat, while the full bath is clean and functional with classic finishes. This cooperative building offers standout amenities that make daily life easier and more enjoyable. Cool off during the summer in the on-site pool, enjoy green space at the nearby park, and take comfort in having a live-in superintendent who helps keep the building running smoothly. Location is where this home truly shines. Set in a prime West Harrison spot, you’re just minutes from major parkways, making commuting simple and efficient. Shopping, dining, and everyday essentials are all close by, adding to the ease of living here. Additional highlights include Well-maintained cooperative community On-site pool for seasonal enjoyment Live-in superintendent for added convenience Nearby park and outdoor space Easy access to parkways and local shops Cat-friendly building. If you’re looking for a low-maintenance home in a convenient Westchester location, 121 Columbus Avenue Unit 1B delivers comfort, value, and lifestyle all in one place.

2. 2026-04-25
   listed $235,000 Active 1480-char remark

   Show marketing remark (1480 chars)

   Welcome to 121 Columbus Avenue, Unit 1B, in the heart of West Harrison, NY—a bright and inviting cooperative that blends comfort, convenience, and easy living. Step inside this well-kept 1-bedroom, 1-bath home and feel the warmth right away. The layout is simple and smart, making the most of every square foot. Natural light fills the living space, creating a cheerful and relaxed setting for everyday living. The bedroom offers a quiet retreat, while the full bath is clean and functional with classic finishes. This cooperative building offers standout amenities that make daily life easier and more enjoyable. Cool off during the summer in the on-site pool, enjoy green space at the nearby park, and take comfort in having a live-in superintendent who helps keep the building running smoothly. Location is where this home truly shines. Set in a prime West Harrison spot, you’re just minutes from major parkways, making commuting simple and efficient. Shopping, dining, and everyday essentials are all close by, adding to the ease of living here. Additional highlights include Well-maintained cooperative community On-site pool for seasonal enjoyment Live-in superintendent for added convenience Nearby park and outdoor space Easy access to parkways and local shops Cat-friendly building. If you’re looking for a low-maintenance home in a convenient Westchester location, 121 Columbus Avenue Unit 1B delivers comfort, value, and lifestyle all in one place.

3. 2026-04-22
   historical $235,000 1480-char remark

   Show marketing remark (1480 chars)

   Welcome to 121 Columbus Avenue, Unit 1B, in the heart of West Harrison, NY—a bright and inviting cooperative that blends comfort, convenience, and easy living. Step inside this well-kept 1-bedroom, 1-bath home and feel the warmth right away. The layout is simple and smart, making the most of every square foot. Natural light fills the living space, creating a cheerful and relaxed setting for everyday living. The bedroom offers a quiet retreat, while the full bath is clean and functional with classic finishes. This cooperative building offers standout amenities that make daily life easier and more enjoyable. Cool off during the summer in the on-site pool, enjoy green space at the nearby park, and take comfort in having a live-in superintendent who helps keep the building running smoothly. Location is where this home truly shines. Set in a prime West Harrison spot, you’re just minutes from major parkways, making commuting simple and efficient. Shopping, dining, and everyday essentials are all close by, adding to the ease of living here. Additional highlights include Well-maintained cooperative community On-site pool for seasonal enjoyment Live-in superintendent for added convenience Nearby park and outdoor space Easy access to parkways and local shops Cat-friendly building. If you’re looking for a low-maintenance home in a convenient Westchester location, 121 Columbus Avenue Unit 1B delivers comfort, value, and lifestyle all in one place.

4. 2023-08-18
   soldstatus $180,000 Closed 522-char remark

   Show marketing remark (522 chars)

   AO no more shows Bright Sunny 1st floor Corner Unit located on Columbus Avenue at Park Knoll Cooperatives. The unit is move in ready including a designer bathroom with pocket door. Kitchen has granite countertops and newer stainless appliances. Living room is newly painted hardwood floors throughout. Complex pool Close to highways, shops and public transportation. This unit is located close to the pool and has plenty of street parking! Hurry it won’t last Additional Information: HeatingFuel:Oil Above Ground,

5. 2023-06-14
   status Pending 522-char remark

   Show marketing remark (522 chars)

   AO no more shows Bright Sunny 1st floor Corner Unit located on Columbus Avenue at Park Knoll Cooperatives. The unit is move in ready including a designer bathroom with pocket door. Kitchen has granite countertops and newer stainless appliances. Living room is newly painted hardwood floors throughout. Complex pool Close to highways, shops and public transportation. This unit is located close to the pool and has plenty of street parking! Hurry it won’t last Additional Information: HeatingFuel:Oil Above Ground,

6. 2023-06-02
   listed $173,000 Active 522-char remark

   Show marketing remark (522 chars)

   AO no more shows Bright Sunny 1st floor Corner Unit located on Columbus Avenue at Park Knoll Cooperatives. The unit is move in ready including a designer bathroom with pocket door. Kitchen has granite countertops and newer stainless appliances. Living room is newly painted hardwood floors throughout. Complex pool Close to highways, shops and public transportation. This unit is located close to the pool and has plenty of street parking! Hurry it won’t last Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 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: $35,131
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$6,836
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $7,111/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 well-maintained 1-bedroom, 1-bath condo is move-in ready with good condition and potential for further value enhancement.

Value-add opportunities

• Both painting exterior brick — enhances curb appeal and value
• Both landscaping improvements — enhances curb appeal and value
• Both replacing air conditioning units — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both painting exterior brick — enhances curb appeal and value ↑
• Both landscaping improvements — enhances curb appeal and value ↑
• Both replacing air conditioning units — improves comfort and energy efficiency ↑

ⓘ 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: Harrison Central School District
• NCES district ID: 3613740
• Math proficiency: 69% ▼ -6.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $105,919
• Composite: 65.12/100
• National rank: #497
• State rank: #92 of 590 in NY

Livability — Harrison

• Score: 72/100
• State rank: #355
• US rank: #5963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, NY
• County: Westchester County · 709,332 people
• City population: 14,091
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,517
• Household income: $117,014
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 600.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3% Salvadoran 1%
• Common ancestry: Scotch-Irish 4% Estonian 4% Romanian 3%
• Foreign-born: 25% · Canada, Dominican Republic, China
• Languages at home: 67% English-only · Spanish 20% Other Indo-European 10% Other Asian/Pacific 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: ▼ -65.49%
• Current HPI: 263.8376
• Rent YoY: ▲ 4.88%
• 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

+35.8% since first listed

6 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-25 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $235,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-18 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-02 Listed $173,000 OneKey® MLS as Distributed by MLS Grid