8 Geyser Pl · Fairview, NY 10607

$399,000

2 bd · 1.0 ba · 862 sqft · SingleFamily · 22 Days on market

Built 1928 2,614 sqft lot $463/sqft · 39% below area Est $652k · 39% under

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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
• Cash flow +8.6/30.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to an incredible opportunity to own the lowest-priced single-family home currently available in all of White Plains. This 2-bedroom, 1-bath home offers the convenience of single-level living with a first-floor bedroom and full bathroom, making it ideal for homeowners looking for comfort, accessibility, and potential. This home also comes with a full basement, providing additional flexible living space. Conveniently located near downtown White Plains, major highways, shopping, dining, parks, and Metro-North access, the property offers easy access to everything the city has to offer.

Key facts

• Single level living
• Full basement
• First floor bedroom

Tags

• SINGLE LEVEL LIVING
• FIRST FLOOR BEDROOM
• FULL BASEMENT
• NEAR DOWNTOWN WHITE PLAINS
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Driveway parking; No carport
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Convection oven; Gas cooktop
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window AC units
• Interior features: First-floor bedroom; Full basement with storage in the attic
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (19.8% below list).
• Recommended offer: $320k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.8% in Fairview — 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 79/100 on livability (#149 in NY, #2,302 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lee F Jackson School (261 students, 41% FRL); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 40 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 22 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $319,823 (19.8% 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. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

• ARV (median comp): $651,903
• List price: $399,000
• Delta: -38.79%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-86,470
• Equity at exit: $59,492

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-103,060
• Equity at exit: $34,498

Cash invested: $111,720 (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 10607

• Active inventory: 40
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,198 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$612 /mo · $7,348/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-344

Break-even live

Break-even rent $3,634

Max offer price $338,165

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-231	+0% $-344	+5% $-457	+10% $-570
Rent	-10% $-597	-5% $-471	+0% $-344	+5% $-218	+10% $-92
Rate	-1.0pp $-143	-0.5pp $-243	base $-344	+0.5pp $-448	+1.0pp $-553

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 E Main St Elmsford, NY	1.0–2.0	1.0–2.0	1077	$4,107	$3.81	1d	7	0.42mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	26d	1	0.70mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	45d	1	1.01mi
35 S Lawn Ave Unit 3 Elmsford, NY	2.0	1.0	815	$2,650	$3.25	20d	1	1.10mi
58 S Stone Ave Elmsford, NY	2.0	1.0	900	$2,950	$3.28	26d	1	1.13mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	13d	1	1.14mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	45d	1	1.27mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	45d	1	1.36mi
32 Nob Hill Dr Elmsford, NY	1.0–3.0	1.0–2.0	978	$3,610	$3.69	0d	15	1.36mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	45d	1	1.48mi

Listing history 6 events

1. 2026-06-04
   days on market $399,000 Active 22 DOM
2. 2026-06-03
   days on market $399,000 Active 21 DOM
3. 2026-06-02
   days on market $399,000 Active 20 DOM
4. 2026-06-01
   days on market $399,000 Active 19 DOM
5. 2026-05-31
   days on market $399,000 Active 18 DOM
6. 2026-04-23
   listed $399,000 Active 596-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,348 · $612/mo
• Projected year-2 tax: $7,348 · $612/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 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: $38,379
• − Mortgage interest: −$22,350
• − Property taxes: −$7,348
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,070
• − Management: −$3,070
• − Depreciation: −$11,607
• Taxable loss: −$11,062
• Est. tax savings @ 24.0%: +$2,655
• After-tax cash flow: $-1,478/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — Fairview

• Score: 79/100
• State rank: #149
• US rank: #2302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, NY
• Population (ZIP): 6,222

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 30% White 29% Hispanic / Latino 27% Asian 12% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 3% Hispanic 2%
• Foreign-born: 30% · Canada, South Korea, Jamaica
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 6% Korean 3%

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: ▼ -357.34%
• Current HPI: 344.8189
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-04-23 Listed $399,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2025): $7,348 · +45.4% YoY. Source: county tax records.