12 Old Mamaroneck Rd Unit 7K · White Plains, NY 10601

$259,900

2 bd · 1.0 ba · 900 sqft · Condo · 45 Days on market

Built 1960 Fair condition $289/sqft · 10% above area Est $236k · 10% over ↓ 10% since listing

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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 +8.9/10.0
• Appreciation +6.3/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• ARV discount +2.9/15.0
• Condition / age +2.2/5.0

Listing remarks

NATURAL LIGHT GALORE!!!!! Top-floor Two Bedroom Co-op . .. .GUARANTEED ASSIGNED INDOOR GARAGE SPOT--$75/mo. .. .Modern eat-in kitchen with updated appliances. .. .. Large primary bedroom with walk-in closet. .. . 3 huge closets near the entry to store all your stuff. .. . 2nd bedroom has large closet and 2 doors---currently being used as a formal dining room. FULL TIME DOORMAN in gorgeous updated lobby entrance. .. . Walk to all that White Plains has to offer: restaurants, shopping, culture, arts. .. . Metro North is about a mile away. .. .. Manhattan in 40 minutes!!!! . . Super lives in the building. .. . Laundry room right down the hall. Monthly Co-op charge: $1,506 inc. heat, hot/

Key facts

• Garage
• Built 1960
• Listed 44 days

Property features AI

Finance

• HOA & community: Association: Estates at Crystal House; Additional reserve fee of $52.20 monthly

Exterior

• Parking: Assigned parking; 1 garage space; Parking fee of $75
• Security: Building security; Fire alarm; Smoke detectors; Video cameras
• Utilities: Con Edison electric; Public sewer; Cable connected; Electricity connected
• Home design: Stock cooperative; 7-story building; Unit entry on 7th floor
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Located on entry level (7th floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating
• Interior features: Ceiling fans; Eat-in kitchen; Elevator; Formal dining area; Recessed lighting; Storage; Walk-through kitchen; Walk-in closets; Aluminum window frames; Double-pane windows; Wall of windows; Bicycle room; Basement (see remarks)
• Laundry & utility: Common area laundry room with multiple locations

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $3,617/mo this rent would consume 51% of the median local household income ($86k/yr) (locally 944% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 4.8% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $235,782
• List price: $259,900
• Delta: 10.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.69% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.39×
• Total profit: $101,499
• Equity at exit: $112,409

10-year hold

• IRR: 26.7%
• Equity multiple: 4.88×
• Total profit: $282,586
• Equity at exit: $169,850

Cash invested: $72,772 (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 10601

• Home prices YoY: 1.6%
• Rents YoY: 4.8%
• Active inventory: 87
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,617 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $1,061

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,241	-5% $1,151	+0% $1,061	+5% $971	+10% $881
Rent	-10% $775	-5% $918	+0% $1,061	+5% $1,204	+10% $1,347
Rate	-1.0pp $1,192	-0.5pp $1,127	base $1,061	+0.5pp $994	+1.0pp $925

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	26d	1	0.17mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	23d	1	0.26mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	0d	122	0.27mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	46d	1	0.38mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	46d	17	0.42mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	0d	11	0.44mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	5d	1	0.44mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	5d	1	0.44mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,072	$5.21	0d	17	0.51mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	5d	2	0.53mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	17d	1	0.64mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	15d	1	0.70mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	46d	1	0.72mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	46d	1	0.73mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	15d	2	0.74mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	4d	1	0.74mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	21d	2	0.74mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	46d	2	0.74mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$4,295	$5.51	1d	10	0.80mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	24d	2	0.80mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	5d	3	0.81mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	21d	1	0.81mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	15d	1	0.82mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$5,418	$6.66	0d	22	0.82mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$4,093	$4.38	1d	19	0.87mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	0d	28	0.88mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	46d	1	0.90mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,149	$6.22	0d	27	0.91mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	46d	1	0.92mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	19	0.95mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	46d	1	0.96mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	7d	1	0.97mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	46d	1	0.99mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	46d	1	1.02mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	23d	1	1.04mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	26d	1	1.08mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	46d	1	1.21mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	46d	1	1.23mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	46d	1	1.30mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	46d	1	1.30mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $259,900 Active 45 DOM
2. 2026-06-18
   days on market $259,900 Active 42 DOM
3. 2026-06-17
   days on market $259,900 Active 41 DOM
4. 2026-06-16
   days on market $259,900 Active 40 DOM
5. 2026-06-15
   days on market $259,900 Active 39 DOM
6. 2026-06-13
   days on market $259,900 Active 37 DOM
7. 2026-06-13
   days on market $259,900 Active 36 DOM
8. 2026-06-09
   days on market $259,900 Active 33 DOM
9. 2026-06-08
   days on market $259,900 Active 32 DOM
10. 2026-06-07
    days on market $259,900 Active 31 DOM
11. 2026-06-04
    days on market $259,900 Active 28 DOM
12. 2026-06-03
    days on market $259,900 Active 27 DOM
13. 2026-06-02
    days on market $259,900 Active 26 DOM
14. 2026-06-01
    days on market $259,900 Active 25 DOM
15. 2026-05-31
    days on market $259,900 Active 24 DOM
16. 2026-05-07
    historical
17. 2026-05-07
    listed $259,900 Active 838-char remark
18. 2026-04-16
    listed $259,900 Active
19. 2026-01-14
    historical
20. 2025-09-30
    listed $290,000 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: $43,400
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,472
• − Management: −$3,472
• − Depreciation: −$7,561
• Taxable income: $9,139
• Est. tax owed @ 24.0%: −$2,193
• After-tax cash flow: $10,539/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

Fair 45/100 Moderate rehab

This two-bedroom condo requires moderate renovations, including updating the kitchen and bathroom, and painting the interior walls. The home has natural light and a guaranteed indoor garage spot, making it a good investment opportunity.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — dated and in poor condition

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will improve both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom will improve both resale and rental value
• Both paint interior walls — fresh paint will improve the overall appearance and appeal of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will improve both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom will improve both resale and rental value ↑
• Both paint interior walls — fresh paint will improve the overall appearance and appeal of the home ↑

ⓘ 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): 11,930
• Household income: $85,859
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 944.0

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 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 28% Black 14% Asian 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3% Dominican 7%
• Common ancestry: Romanian 5% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 26% Other Indo-European 7% French/Haitian/Cajun 4%

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: ▲ 2.69%
• Current HPI: 170.1993
• Rent YoY: ▲ 4.82%
• 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

-10.4% since first listed

5 events — show timeline

• 2026-05-07 Listed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Listed $290,000 OneKey® MLS as Distributed by MLS Grid