50 Popham Rd Unit LN · Scarsdale, NY 10583

$599,000

3 bd · 2.5 ba · 2,200 sqft · Condo · 70 Days on market

Built 1952 Poor condition $272/sqft · 48% below area Est $1153k · 48% under $3308/mo HOA · 49% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Schools +9.3/10.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Cash flow +2.4/30.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

APARTMENT: Spanning approximately 2,200 square feet of raw, unfinished space, this expansive residence is a blank canvas ready to be transformed into a showpiece tailored to your vision. Priced at a fraction of the cost of a fully renovated home, this is your chance to create something extraordinary. Invite your architect to design your dream home or reference our proposed layout that seamlessly integrates with existing drain locations. Imagine creating a gracious layout that flows from a welcoming, oversized foyer into a dramatic open-concept living and dining space. Envision a state-of-the-art chef’s kitchen with premium appliances and gorgeous cabinetry that opens onto an expansive dining area perfect for memorable gatherings. Picture a private laundry room, an everyday luxury rarely found in COOPs, along with whisper-quiet split-system ACs delivering year-round comfort throughout. The potential continues with 2.5 windowed bathrooms, including a serene en suite bath in the primary bedroom, which could easily accommodate two walk-in closets. A separate home office provides flexibility and intentional separation of space. If you wish, you can even have your own private outdoor patio, another rare amenity that elevates daily living. More than just an apartment, this is an opportunity to build your dream residence from the ground up within an established COOP. Bring your architect and imagination today! The monthly maintenance includes all utilities and real estate taxes. BUILDING: 50 Popham Road is one of Scarsdale’s most desirable full-service COOP buildings, located in the heart of the Village. Perfectly positioned just 1 block from the Scarsdale Metro-North station, village shops, restaurants, and parkways, this well-maintained building offers the ultimate blend of suburban tranquility and commuter convenience. The building boasts recently renovated common areas and attentive on-site staff. Enjoy amenities such as indoor parking, a 24/7 attended lobby, gym, community room, and outdoor patio with BBQ. NEIGHBORHOOD: Scarsdale Village perfectly blends small-town charm with sophisticated convenience. Centered around the beautifully maintained Scarsdale Metro-North Station, the Village offers an effortless commute to Manhattan while delivering an exceptional suburban lifestyle. Tree-lined streets, brick sidewalks, and classic architecture create a timeless setting where everything you need is just steps away. Grocery shopping is a breeze at DeCicco & Sons and Balducci's for upscale market staples. Dining options include refined Italian at Sapori and creative seasonal fare at Chat American Grill, plus cozy cafés, sushi spots, and bakeries. Seasonal farmers’ markets, the Scarsdale Public Library, boutique fitness studios, and family-owned businesses give the Village its distinctive character and strong sense of community. Schedule a visit today!

Key facts

• Indoor parking
• Gym
• Private laundry room

Tags

• PRIVATE LAUNDRY ROOM
• HOME OFFICE
• PRIVATE OUTDOOR PATIO
• INDOOR PARKING
• 24 7 ATTENDED LOBBY
• GYM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $599k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (50.8% below list).
• Meets the 1% rule at list price ($7k rent vs $599k).
• Recommended offer: $295k (50.8% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 0.6% in Scarsdale — 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 69/100 on livability (#496 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Scarsdale Union Free School District (suburban): math 87% / reading 92% proficiency, ranked #1 of 590 in NY (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 292 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 32% of the median local income ($250k/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 $4k of loan paydown is wiped out by about $18k 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 70 days — a 6% lower offer ($563k) 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.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent; 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 $294,964 (50.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.13% ✓
• Cap rate: 2.08%
• Cash-on-cash: -15.03%
• DSCR: 0.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,152,797
• List price: $599,000
• Delta: -48.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -44.4%
• Equity multiple: -0.36×
• Total profit: $-228,750
• Equity at exit: $89,313

10-year hold

• IRR: -74.4%
• Equity multiple: -1.16×
• Total profit: $-362,835
• Equity at exit: $51,791

Cash invested: $167,720 (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: 292
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $6,768 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$3,308
• Vacancy / Maint / Mgmt: −$1,421
• Net cashflow: $-2,101

Break-even live

Break-even rent $9,427

Max offer price $294,964

Occupancy floor —

Sensitivity live

Price	-10% $-1,687	-5% $-1,894	+0% $-2,101	+5% $-2,308	+10% $-2,515
Rent	-10% $-2,636	-5% $-2,368	+0% $-2,101	+5% $-1,834	+10% $-1,566
Rate	-1.0pp $-1,799	-0.5pp $-1,949	base $-2,101	+0.5pp $-2,256	+1.0pp $-2,414

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	44d	1	0.36mi
96 Alkamont Ave Scarsdale, NY	2.0	1.0	2000	$3,500	$1.75	44d	1	0.50mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	0.77mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	44d	1	1.04mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	22d	1	1.12mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	1.12mi
4 Kingwood Rd Scarsdale, NY	3.0	2.5	2067	$7,000	$3.39	44d	1	1.16mi

HOA detail condo

• Monthly dues: $3,308 · $39,696/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-14
   status Pending 2930-char remark

   Show marketing remark (2930 chars)

   APARTMENT: Spanning approximately 2,200 square feet of raw, unfinished space, this expansive residence is a blank canvas ready to be transformed into a showpiece tailored to your vision. Priced at a fraction of the cost of a fully renovated home, this is your chance to create something extraordinary. Invite your architect to design your dream home or reference our proposed layout that seamlessly integrates with existing drain locations. Imagine creating a gracious layout that flows from a welcoming, oversized foyer into a dramatic open-concept living and dining space. Envision a state-of-the-art chef’s kitchen with premium appliances and gorgeous cabinetry that opens onto an expansive dining area perfect for memorable gatherings. Picture a private laundry room, an everyday luxury rarely found in COOPs, along with whisper-quiet split-system ACs delivering year-round comfort throughout. The potential continues with 2.5 windowed bathrooms, including a serene en suite bath in the primary bedroom, which could easily accommodate two walk-in closets. A separate home office provides flexibility and intentional separation of space. If you wish, you can even have your own private outdoor patio, another rare amenity that elevates daily living. More than just an apartment, this is an opportunity to build your dream residence from the ground up within an established COOP. Bring your architect and imagination today! The monthly maintenance includes all utilities and real estate taxes. BUILDING: 50 Popham Road is one of Scarsdale’s most desirable full-service COOP buildings, located in the heart of the Village. Perfectly positioned just 1 block from the Scarsdale Metro-North station, village shops, restaurants, and parkways, this well-maintained building offers the ultimate blend of suburban tranquility and commuter convenience. The building boasts recently renovated common areas and attentive on-site staff. Enjoy amenities such as indoor parking, a 24/7 attended lobby, gym, community room, and outdoor patio with BBQ. NEIGHBORHOOD: Scarsdale Village perfectly blends small-town charm with sophisticated convenience. Centered around the beautifully maintained Scarsdale Metro-North Station, the Village offers an effortless commute to Manhattan while delivering an exceptional suburban lifestyle. Tree-lined streets, brick sidewalks, and classic architecture create a timeless setting where everything you need is just steps away. Grocery shopping is a breeze at DeCicco & Sons and Balducci's for upscale market staples. Dining options include refined Italian at Sapori and creative seasonal fare at Chat American Grill, plus cozy cafés, sushi spots, and bakeries. Seasonal farmers’ markets, the Scarsdale Public Library, boutique fitness studios, and family-owned businesses give the Village its distinctive character and strong sense of community. Schedule a visit today!

2. 2026-03-01
   listed $599,000 Active 2930-char remark

   Show marketing remark (2930 chars)

   APARTMENT: Spanning approximately 2,200 square feet of raw, unfinished space, this expansive residence is a blank canvas ready to be transformed into a showpiece tailored to your vision. Priced at a fraction of the cost of a fully renovated home, this is your chance to create something extraordinary. Invite your architect to design your dream home or reference our proposed layout that seamlessly integrates with existing drain locations. Imagine creating a gracious layout that flows from a welcoming, oversized foyer into a dramatic open-concept living and dining space. Envision a state-of-the-art chef’s kitchen with premium appliances and gorgeous cabinetry that opens onto an expansive dining area perfect for memorable gatherings. Picture a private laundry room, an everyday luxury rarely found in COOPs, along with whisper-quiet split-system ACs delivering year-round comfort throughout. The potential continues with 2.5 windowed bathrooms, including a serene en suite bath in the primary bedroom, which could easily accommodate two walk-in closets. A separate home office provides flexibility and intentional separation of space. If you wish, you can even have your own private outdoor patio, another rare amenity that elevates daily living. More than just an apartment, this is an opportunity to build your dream residence from the ground up within an established COOP. Bring your architect and imagination today! The monthly maintenance includes all utilities and real estate taxes. BUILDING: 50 Popham Road is one of Scarsdale’s most desirable full-service COOP buildings, located in the heart of the Village. Perfectly positioned just 1 block from the Scarsdale Metro-North station, village shops, restaurants, and parkways, this well-maintained building offers the ultimate blend of suburban tranquility and commuter convenience. The building boasts recently renovated common areas and attentive on-site staff. Enjoy amenities such as indoor parking, a 24/7 attended lobby, gym, community room, and outdoor patio with BBQ. NEIGHBORHOOD: Scarsdale Village perfectly blends small-town charm with sophisticated convenience. Centered around the beautifully maintained Scarsdale Metro-North Station, the Village offers an effortless commute to Manhattan while delivering an exceptional suburban lifestyle. Tree-lined streets, brick sidewalks, and classic architecture create a timeless setting where everything you need is just steps away. Grocery shopping is a breeze at DeCicco & Sons and Balducci's for upscale market staples. Dining options include refined Italian at Sapori and creative seasonal fare at Chat American Grill, plus cozy cafés, sushi spots, and bakeries. Seasonal farmers’ markets, the Scarsdale Public Library, boutique fitness studios, and family-owned businesses give the Village its distinctive character and strong sense of community. Schedule a visit today!

3. 2025-05-01
   historical
4. 2023-08-23
   listed $599,000 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 5/10 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: $81,212
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$6,497
• − Management: −$6,497
• − HOA: −$39,696
• − Depreciation: −$17,425
• Taxable loss: −$34,437
• Est. tax savings @ 24.0%: +$8,265
• After-tax cash flow: $-16,949/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

Poor 20/100 Extensive rehab

This property presents a blank canvas for a complete renovation, with extensive repairs and maintenance needed to bring it up to a livable condition.

Repairs flagged

• Major Exposed plumbing — Exposed plumbing and electrical wiring
• Major Exposed electrical wiring — Exposed plumbing and electrical wiring
• Major Exposed structural elements — Exposed structural elements

Value-add opportunities

• Both Complete renovation of kitchen and bathrooms — Complete renovation of kitchen and bathrooms
• Both Exterior siding and landscaping — Exterior siding and landscaping
• Both Interior drywall and paint — Interior drywall and paint

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing · Exposed plumbing and electrical wiring	Major	$15,000–50,000
Exposed electrical wiring · Exposed plumbing and electrical wiring	Major	$15,000–50,000
Exposed structural elements · Exposed structural elements	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete renovation of kitchen and bathrooms — Complete renovation of kitchen and bathrooms ↑
• Both Exterior siding and landscaping — Exterior siding and landscaping ↑
• Both Interior drywall and paint — Interior drywall and paint ↑

ⓘ 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: Scarsdale Union Free School District
• NCES district ID: 3625950
• Math proficiency: 87% ▼ -3.00%
• Reading proficiency: 92% ▲ 5.00%
• Median HH income: $227,871
• Composite: 92.53/100
• National rank: #1
• State rank: #1 of 590 in NY

Livability — Scarsdale

• Score: 69/100
• State rank: #496
• US rank: #8716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scarsdale, 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

+0.0% since first listed

4 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-23 Listed $599,000 OneKey® MLS as Distributed by MLS Grid