205 W Post Rd Unit E-1-O · White Plains, NY 10606

$200,000

1 bd · 1.0 ba · 650 sqft · Condo · 25 Days on market

Built 1953 Poor condition

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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 +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own? Conveniently located to downtown White Plains and a short distance to Eastchester and Scarsdale is the Netherland Garden complex. This corner unit, first floor, one bedroom, one bathroom coop has a combination updated kitchen & living room open floor plan. On-site laundry. PET friendly. Garage parking is waitlisted. NO elevator. Close to schools, parks, shops, buses and the White Plains Metro North Station. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Close to schools
• Updated kitchen
• Pet friendly

Tags

• NETHERLAND GARDEN COMPLEX
• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• ON-SITE LAUNDRY
• PET FRIENDLY
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: Association managed by McGrath Management; Association fee includes heat and hot water

Exterior

• Parking: Garage; On-street parking
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected; Electricity connected; Phone connected
• Home design: Stock cooperative; Two-story building; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick exterior; Near public transit; Close to schools; Close to shops; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 rooms total
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Radiant heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 26 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $99k; list at $200k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 5.8

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $16,613
• Equity at exit: $29,821

10-year hold

• IRR: 14.7%
• Equity multiple: 2.05×
• Total profit: $58,707
• Equity at exit: $17,292

Cash invested: $56,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $883

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,022	-5% $952	+0% $883	+5% $814	+10% $745
Rent	-10% $657	-5% $770	+0% $883	+5% $997	+10% $1,110
Rate	-1.0pp $984	-0.5pp $934	base $883	+0.5pp $832	+1.0pp $779

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	20d	1	0.66mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	4d	3	0.66mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	0.68mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.72mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	0.75mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$2,850	$3.65	0d	10	0.75mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,674	$2.86	0d	19	0.78mi
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	25d	1	0.81mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	26	0.91mi
169 Old Mamaroneck Rd Unit B1 White Plains, NY	—	1.0	500	$2,000	$4.00	44d	1	0.91mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	0.92mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	0.93mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.94mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	4d	1	0.95mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	4d	1	0.95mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	20d	1	0.99mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	1.01mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	0d	11	1.03mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	1.13mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	18	1.14mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	1.14mi
10 Franklin Ave Unit 2MEF White Plains, NY	—	1.0	422	$1,800	$4.27	44d	1	1.20mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	1.20mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	1.22mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	30	1.22mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	1.49mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $200,000 Active 25 DOM
2. 2026-06-18
   days on market $200,000 Active 22 DOM
3. 2026-06-17
   days on market $200,000 Active 21 DOM
4. 2026-06-16
   days on market $200,000 Active 20 DOM
5. 2026-06-15
   days on market $200,000 Active 19 DOM
6. 2026-06-13
   days on market $200,000 Active 17 DOM
7. 2026-06-13
   days on market $200,000 Active 16 DOM
8. 2026-06-09
   days on market $200,000 Active 13 DOM
9. 2026-06-08
   days on market $200,000 Active 12 DOM
10. 2026-06-07
    days on market $200,000 Active 11 DOM
11. 2026-06-04
    days on market $200,000 Active 8 DOM
12. 2026-06-03
    days on market $200,000 Active 7 DOM
13. 2026-06-02
    days on market $200,000 Active 6 DOM
14. 2026-06-01
    days on market $200,000 Active 5 DOM
15. 2026-05-31
    days on market $200,000 Active 4 DOM
16. 2026-05-27
    listed $200,000 Active
17. 2022-07-21
    soldstatus $99,000 Closed 502-char remark

    Show marketing remark (502 chars)

    Why rent when you can own? Conveniently located to downtown White Plains and a short distance to Eastchester and Scarsdale is the Netherland Garden complex. This corner unit, first floor, one bedroom, one bathroom coop has a combination updated kitchen & living room open floor plan. On-site laundry. PET friendly. Garage parking is waitlisted. NO elevator. Close to schools, parks, shops, buses and the White Plains Metro North Station. Additional Information: HeatingFuel:Oil Above Ground,

18. 2022-05-05
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Why rent when you can own? Conveniently located to downtown White Plains and a short distance to Eastchester and Scarsdale is the Netherland Garden complex. This corner unit, first floor, one bedroom, one bathroom coop has a combination updated kitchen & living room open floor plan. On-site laundry. PET friendly. Garage parking is waitlisted. NO elevator. Close to schools, parks, shops, buses and the White Plains Metro North Station. Additional Information: HeatingFuel:Oil Above Ground,

19. 2022-03-21
    listed $99,000 Active 502-char remark

    Show marketing remark (502 chars)

    Why rent when you can own? Conveniently located to downtown White Plains and a short distance to Eastchester and Scarsdale is the Netherland Garden complex. This corner unit, first floor, one bedroom, one bathroom coop has a combination updated kitchen & living room open floor plan. On-site laundry. PET friendly. Garage parking is waitlisted. NO elevator. Close to schools, parks, shops, buses and the White Plains Metro North Station. Additional Information: HeatingFuel:Oil Above Ground,

20. 2022-01-04
    historical
21. 2021-11-16
    price $99,500
22. 2021-10-21
    listed $129,900 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: $34,413
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − Depreciation: −$5,818
• Taxable income: $7,886
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $8,708/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 · 0 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Significant work is needed in the kitchen, bathrooms, exterior, flooring, and landscaping to improve its value.

Repairs flagged

• Major kitchen appliances — Significant wear and tear
• Major bathroom fixtures — Worn and outdated
• Major exterior siding — Visible damage
• Major flooring — Worn and damaged
• Major interior walls — Peeling paint
• Major windows — Visible damage
• Major HVAC system — No visible damage, but likely outdated
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both kitchen renovation — Modernizing the kitchen will improve both resale and rental value
• Both bathroom renovation — Updating the bathroom will improve both resale and rental value
• Both exterior siding repair — Repairing the siding will improve both resale and rental value
• Both flooring replacement — Replacing the flooring will improve both resale and rental value
• Both painting interior walls — Painting the interior walls will improve both resale and rental value
• Both window repair/replacement — Repairing or replacing the windows will improve both resale and rental value
• Both HVAC system upgrade — Upgrading the HVAC system will improve both resale and rental value
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Significant wear and tear	Major	$15,000–50,000
bathroom fixtures · Worn and outdated	Major	$15,000–50,000
exterior siding · Visible damage	Major	$15,000–50,000
flooring · Worn and damaged	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
windows · Visible damage	Major	$15,000–50,000
HVAC system · No visible damage, but likely outdated	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both kitchen renovation — Modernizing the kitchen will improve both resale and rental value ↑
• Both bathroom renovation — Updating the bathroom will improve both resale and rental value ↑
• Both exterior siding repair — Repairing the siding will improve both resale and rental value ↑
• Both flooring replacement — Replacing the flooring will improve both resale and rental value ↑
• Both painting interior walls — Painting the interior walls will improve both resale and rental value ↑
• Both window repair/replacement — Repairing or replacing the windows will improve both resale and rental value ↑
• Both HVAC system upgrade — Upgrading the HVAC system will improve both resale and rental value ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will improve both resale and rental value ↑

ⓘ 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): 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

+54.0% since first listed

7 events — show timeline

• 2026-05-27 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-21 Sold (MLS) $99,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-21 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-16 Price Changed $99,500 OneKey® MLS as Distributed by MLS Grid
• 2021-10-21 Listed $129,900 OneKey® MLS as Distributed by MLS Grid