505 Central Ave #514 · White Plains, NY 10606

$140,000

1 bd · 1.0 ba · 725 sqft · Condo · 5 Days on market

Built 1968

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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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Parking Space Stays With Unit #148. Unit In Excellent Condition, Updated Kit & Bath- Wall Units In All Rooms, Highhats Throught As Well As Ceiling Fans- Great Price. Hallways Just Updated And Laundry On Every Floor

Key facts

• Parking
• Built 1968
• Listed 5 days

Property features AI

Finance

• Other: Living area reported as 725 (source: Other)
• Financial info: Additional monthly fee for capital improvements
• HOA & community: Association: WEST EX ASSOCIATES, INC; Monthly association fee; Association covers common area maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash and water; Building amenities include elevator(s)

Exterior

• Parking: 1 assigned parking space (monthly fee applies)
• Security: Building security; Fire alarm; Key card entry; Smoke detectors
• Utilities: Con Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas available; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Updated/remodeled condition; 8-story building; One-level unit; Unit entry on 5th floor; Not waterfront
• Construction: Advanced framing technique construction; Block foundation
• Exterior features: Paved, private lot features; Bicycle room

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Located on 5th floor
• Flooring: Carpet; Combination flooring; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: Built-in features; Ceiling fan(s); Elevator; Entrance foyer; Galley-style kitchen; High-speed internet
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Cap rate 8.9% 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 flat; 54 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% 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 $968 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• 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 $140,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 3.9

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-10,224
• Equity at exit: $20,874

10-year hold

• IRR: -5.4%
• Equity multiple: 0.73×
• Total profit: $-10,719
• Equity at exit: $12,105

Cash invested: $39,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,997 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA est. from 2 same-building comps: −$1,096
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $304

Break-even live

Break-even rent $2,612

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $401	-5% $352	+0% $304	+5% $256	+10% $207
Rent	-10% $67	-5% $186	+0% $304	+5% $422	+10% $541
Rate	-1.0pp $374	-0.5pp $340	base $304	+0.5pp $268	+1.0pp $231

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	0.75mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	0.75mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	0.75mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	2d	20	0.79mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	0.83mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.87mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	6d	6	0.88mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	25	0.88mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	14d	1	1.13mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	18	1.17mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	1.28mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	1.28mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	1.29mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	1.31mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	31	1.36mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	1.37mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	3d	1	1.38mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	3d	1	1.38mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	1.38mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	1.39mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	1.40mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	1.42mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	1.48mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	2d	11	1.50mi

HOA detail condo

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

Listing history 3 events

1. 2026-06-18
   days on market $140,000 Active 5 DOM
2. 2026-06-18
   remarks 548-char remark
3. 2026-06-18
   listed $140,000 Active 4 DOM

ⓘ 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: $35,961
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − HOA: −$13,152
• − Depreciation: −$4,073
• Taxable income: $2,340
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,085/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: 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

+225.6% since first listed

17 events — show timeline

• 2026-06-13 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $119,999 HGMLS
• 2008-06-12 Delisted — HGMLS
• 2008-03-15 Listed — HGMLS
• 2005-07-19 Sold (MLS) $120,000 HGMLS
• 2005-04-28 Delisted — HGMLS
• 2005-04-01 Listed $120,000 HGMLS
• 2005-02-28 Delisted — HGMLS
• 2004-08-31 Listed — HGMLS
• 2004-07-16 Delisted — HGMLS
• 2004-06-22 Listed — HGMLS
• 2000-09-27 Sold (MLS) $43,000 HGMLS
• 2000-06-29 Price Changed $47,000 HGMLS
• 2000-06-29 Delisted — HGMLS
• 2000-04-19 Listed $43,000 HGMLS
• 2000-04-15 Delisted — HGMLS
• 2000-01-14 Listed — HGMLS