2 Windsor Ter Unit 6H · White Plains, NY 10601

$315,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 23 Days on market

Built 1955

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +6.3/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why rent when you can own your own updated, move-in ready, top floor, two bedroom unit with south west exposures?! This newly painted gorgeous unit offers all new stainless steel appliances, quartz countertops, dining area, five oversized closets, hardwood floors throughout, and so much more! With laundry on site, just a short distance to the White Plains train station, and plenty of restaurants and shops close-by, what else do you need?! Located across the street form Turnure Park with community events such as Cherry Blossom Festival, Family Movie Night, Yoga, Zumba, a Playground, and Music Concerts. It's a must see! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Grocery shopping
• Top floor apartment
• Renovated kitchen

Tags

• TOP FLOOR APARTMENT
• WELL MAINTAINED BUILDING
• RESIDENTIAL NEIGHBORHOOD
• PARK ACROSS THE STREET
• GROCERY SHOPPING
• RENOVATED KITCHEN

Property features AI

Finance

• HOA & community: Association: 2-4 Windsor Owners Inc

Exterior

• Parking: Parking fee required ($85); Waitlist for parking; no carport
• Utilities: Con-Edison electric service; Public sewer; Cable connected; Electricity connected
• Home design: Stock cooperative property type; Located on the 6th floor or higher; Single-level unit (one level)
• Construction: Brick construction; Updated/remodeled
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 4 (includes bedroom count within rooms total)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; No central cooling
• Interior features: Eat-in kitchen; Elevator; Entrance foyer; Granite counters; Updated/remodeled condition; Common attic; Common basement
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.

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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $8k 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 $88k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $235k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,275 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.85×
• Total profit: $75,144
• Equity at exit: $136,240

10-year hold

• IRR: 17.9%
• Equity multiple: 3.65×
• Total profit: $234,046
• Equity at exit: $205,859

Cash invested: $88,200 (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 10601

• Home prices YoY: 1.6%
• Rents YoY: 4.8%
• Active inventory: 87
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,466 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $561

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 79%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.02mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.04mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.14mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	0.17mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.17mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	0.17mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.19mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.21mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	0.21mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.25mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.27mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	44d	1	0.28mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	44d	1	0.28mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	0.29mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	0.30mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.31mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	0.37mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	44d	1	0.38mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,355	$5.50	1d	19	0.39mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	0.40mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	1d	11	0.40mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	44d	17	0.42mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.45mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	44d	1	0.47mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	24d	1	0.48mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	44d	1	0.52mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	0.52mi
28 Beechwood Ave West Harrison, NY	3.0	1.0	1239	$4,800	$3.87	17d	1	0.57mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	21d	1	0.61mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	0.61mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	1d	126	0.62mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	44d	1	0.64mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	0.66mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	0.66mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	0.67mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	0.69mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.69mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	0.69mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	0.69mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	0.72mi

HOA detail condo

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

Listing history 21 events

1. 2026-04-25
   status Pending
2. 2026-03-29
   listed $315,000 Active
3. 2021-06-29
   soldstatus $235,000 Closed 679-char remark

   Show marketing remark (679 chars)

   Why rent when you can own your own updated, move-in ready, top floor, two bedroom unit with south west exposures?! This newly painted gorgeous unit offers all new stainless steel appliances, quartz countertops, dining area, five oversized closets, hardwood floors throughout, and so much more! With laundry on site, just a short distance to the White Plains train station, and plenty of restaurants and shops close-by, what else do you need?! Located across the street form Turnure Park with community events such as Cherry Blossom Festival, Family Movie Night, Yoga, Zumba, a Playground, and Music Concerts. It's a must see! Additional Information: HeatingFuel:Oil Above Ground,

4. 2021-05-06
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Why rent when you can own your own updated, move-in ready, top floor, two bedroom unit with south west exposures?! This newly painted gorgeous unit offers all new stainless steel appliances, quartz countertops, dining area, five oversized closets, hardwood floors throughout, and so much more! With laundry on site, just a short distance to the White Plains train station, and plenty of restaurants and shops close-by, what else do you need?! Located across the street form Turnure Park with community events such as Cherry Blossom Festival, Family Movie Night, Yoga, Zumba, a Playground, and Music Concerts. It's a must see! Additional Information: HeatingFuel:Oil Above Ground,

5. 2021-04-08
   listed $242,900 Active 679-char remark

   Show marketing remark (679 chars)

   Why rent when you can own your own updated, move-in ready, top floor, two bedroom unit with south west exposures?! This newly painted gorgeous unit offers all new stainless steel appliances, quartz countertops, dining area, five oversized closets, hardwood floors throughout, and so much more! With laundry on site, just a short distance to the White Plains train station, and plenty of restaurants and shops close-by, what else do you need?! Located across the street form Turnure Park with community events such as Cherry Blossom Festival, Family Movie Night, Yoga, Zumba, a Playground, and Music Concerts. It's a must see! Additional Information: HeatingFuel:Oil Above Ground,

6. 2014-03-15
   price $225,000 337-char remark

   Show marketing remark (337 chars)

   Come embrace the NYC life in the heart of White Plains with this updated top floor 2 bedroom unit. This home features a renovated kitchen, hardwood floors throughout, and plenty of storage space. Minutes to major malls, entertainment and all transportation. Seller offering $1,200 1 year parking credit at closing. STAR CREDIT=$140/month

7. 2009-09-11
   soldstatus $225,000 Sold 337-char remark

   Show marketing remark (337 chars)

   Come embrace the NYC life in the heart of White Plains with this updated top floor 2 bedroom unit. This home features a renovated kitchen, hardwood floors throughout, and plenty of storage space. Minutes to major malls, entertainment and all transportation. Seller offering $1,200 1 year parking credit at closing. STAR CREDIT=$140/month

8. 2009-06-18
   historical 337-char remark

   Show marketing remark (337 chars)

   Come embrace the NYC life in the heart of White Plains with this updated top floor 2 bedroom unit. This home features a renovated kitchen, hardwood floors throughout, and plenty of storage space. Minutes to major malls, entertainment and all transportation. Seller offering $1,200 1 year parking credit at closing. STAR CREDIT=$140/month

9. 2009-06-18
   price $239,900 337-char remark

   Show marketing remark (337 chars)

   Come embrace the NYC life in the heart of White Plains with this updated top floor 2 bedroom unit. This home features a renovated kitchen, hardwood floors throughout, and plenty of storage space. Minutes to major malls, entertainment and all transportation. Seller offering $1,200 1 year parking credit at closing. STAR CREDIT=$140/month

10. 2009-05-27
    price $239,900 337-char remark

    Show marketing remark (337 chars)

    Come embrace the NYC life in the heart of White Plains with this updated top floor 2 bedroom unit. This home features a renovated kitchen, hardwood floors throughout, and plenty of storage space. Minutes to major malls, entertainment and all transportation. Seller offering $1,200 1 year parking credit at closing. STAR CREDIT=$140/month

11. 2009-04-29
    listed $249,900 337-char remark

    Show marketing remark (337 chars)

    Come embrace the NYC life in the heart of White Plains with this updated top floor 2 bedroom unit. This home features a renovated kitchen, hardwood floors throughout, and plenty of storage space. Minutes to major malls, entertainment and all transportation. Seller offering $1,200 1 year parking credit at closing. STAR CREDIT=$140/month

12. 2008-08-10
    historical
13. 2008-02-05
    listed
14. 2006-10-27
    historical
15. 2006-07-20
    listed
16. 2006-04-21
    historical
17. 2005-09-22
    listed
18. 2003-05-20
    soldstatus $115,000
19. 2003-02-24
    price $119,000
20. 2003-02-24
    historical
21. 2002-12-22
    listed $115,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 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: $41,595
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,328
• − Management: −$3,328
• − Depreciation: −$9,164
• Taxable income: $1,831
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $6,298/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): 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

+173.9% since first listed

21 events — show timeline

• 2026-04-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-29 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-29 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-08 Listed $242,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $225,000 HGMLS
• 2009-09-11 Sold (MLS) $225,000 HGMLS
• 2009-06-18 Contingent — HGMLS
• 2009-06-18 Price Changed $239,900 HGMLS
• 2009-05-27 Price Changed $239,900 HGMLS
• 2009-04-29 Listed $249,900 HGMLS
• 2008-08-10 Delisted — HGMLS
• 2008-02-05 Listed — HGMLS
• 2006-10-27 Delisted — HGMLS
• 2006-07-20 Listed — HGMLS
• 2006-04-21 Delisted — HGMLS
• 2005-09-22 Listed — HGMLS
• 2003-05-20 Sold (MLS) $115,000 HGMLS
• 2003-02-24 Delisted — HGMLS
• 2003-02-24 Price Changed $119,000 HGMLS
• 2002-12-22 Listed $115,000 HGMLS