24 Ray Pl Unit 1-4 · Eastchester, NY 10583

$568,000

2 bd · 2.0 ba · 1,500 sqft · Condo · 16 Days on market

Built 1989 $379/sqft · 44% below area Est $960k · 41% under $872/mo HOA · 14% of rent

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Schools +7.2/10.0
• 1% rule +6.3/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

Key facts

• Custom cabinetry
• Serene wooded views
• Peaceful setting

Tags

• DIRECT ACCESS TO PATIO
• INDOOR OUTDOOR LIVING
• SERENE WOODED VIEWS
• ELEGANT CHEF'S KITCHEN
• CUSTOM CABINETRY
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $568k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $568k).
• Recommended offer: $559k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.2% in Eastchester — 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 78/100 on livability (#159 in NY, #2,451 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, commute A+; Watch: amenities D-, cost of living F, health & safety D-.
• Eastchester Union Free School District (suburban): math 79% / reading 80% proficiency, ranked #42 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 293 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 31% 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 $17k 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 16 days — a 2% lower offer ($559k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $87k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $415k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $559,480 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.13% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 7.4

CMA / ARV

• ARV (median comp): $960,405
• List price: $568,000
• Delta: -38.05%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-77,556
• Equity at exit: $84,691

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-47,003
• Equity at exit: $49,110

Cash invested: $159,040 (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: 293
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $6,438 high
• Mortgage (P&I): −$2,979
• Tax from tax record: −$782 /mo · $9,384/yr
• Insurance: −$237
• HOA: −$872
• Vacancy / Maint / Mgmt: −$1,352
• Net cashflow: $217

Break-even live

Break-even rent $6,164

Max offer price $568,000

Occupancy floor 92%

Sensitivity live

Price	-10% $538	-5% $378	+0% $217	+5% $56	+10% $-105
Rent	-10% $-292	-5% $-38	+0% $217	+5% $471	+10% $725
Rate	-1.0pp $503	-0.5pp $361	base $217	+0.5pp $70	+1.0pp $-80

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: $142,000
• Closing costs: $17,040
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	0.30mi
96 Alkamont Ave Scarsdale, NY	2.0	1.0	2000	$3,500	$1.75	44d	1	0.35mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	23d	1	0.50mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	0.50mi
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	0d	1	0.53mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	44d	1	0.53mi
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	44d	1	0.53mi
Young Pl Tuckahoe, NY	3.0	2.5	1936	$7,500	$3.87	0d	1	1.39mi
4 Kingwood Rd Scarsdale, NY	3.0	2.5	2067	$7,000	$3.39	44d	1	1.48mi

HOA detail condo

• Monthly dues: $872 · $10,464/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $568,000 Active 16 DOM
2. 2026-06-18
   days on market $568,000 Active 13 DOM
3. 2026-06-17
   days on market $568,000 Active 12 DOM
4. 2026-06-16
   days on market $568,000 Active 11 DOM
5. 2026-06-15
   days on market $568,000 Active 10 DOM
6. 2026-06-13
   days on market $568,000 Active 8 DOM
7. 2026-06-09
   days on market $568,000 Active 4 DOM
8. 2026-06-08
   days on market $568,000 Active 3 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $568,000 Active 2 DOM
10. 2026-05-13
    historical
11. 2026-04-28
    price $595,000
12. 2026-02-14
    price $635,000
13. 2025-12-18
    listed $655,000 Active
14. 2014-04-30
    soldstatus $415,000
15. 2014-04-01
    price $415,000 Sold 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

16. 2014-04-01
    soldstatus $415,000 Sold 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

17. 2014-04-01
    soldstatus $415,000

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

18. 2014-02-19
    historical Pending 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

19. 2014-02-19
    price $439,000 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

20. 2014-01-10
    price $439,000 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

21. 2013-10-22
    price $449,000 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

22. 2013-09-26
    listed $479,000 Active 484-char remark

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

23. 2013-09-26
    listed $439,000

    Show marketing remark (484 chars)

    A designer's dream palette. Rare & elegant open-floor-plan condo with private-ground-floor terrace overlooking a splendid and relaxing natural landscape. The peaceful Enclave has so much to offer. Within walking distance from shopping, transportation and schools. Details include Bosch washer and dryer in unit, garage parking, large master bath with whirlpool tub, 100 sq ft ground floor private terrace, and generous closet space. Taxes do not include STAR exemption of $1470

24. 1992-04-06
    soldstatus $105,000
25. 1991-03-06
    soldstatus $220,000

ⓘ 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: $9,384 · $782/mo
• Projected year-2 tax: $9,492 · $791/mo
• Expected delta: +$108/yr (+$9/mo · 1.1%)

ⓘ 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 · 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: $77,257
• − Mortgage interest: −$31,817
• − Property taxes: −$9,384
• − Insurance: −$2,840
• − Repairs & maintenance: −$6,181
• − Management: −$6,181
• − HOA: −$10,464
• − Depreciation: −$16,524
• Taxable loss: −$6,132
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $4,073/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: Eastchester Union Free School District
• NCES district ID: 3610080
• Math proficiency: 79% ▲ 1.00%
• Reading proficiency: 80% ▲ 9.00%
• Median HH income: $96,944
• Composite: 71.74/100
• National rank: #216
• State rank: #42 of 590 in NY

Livability — Eastchester

• Score: 78/100
• State rank: #159
• US rank: #2451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastchester, 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

+170.5% since first listed

16 events — show timeline

• 2026-05-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $635,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-18 Listed $655,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-30 Sold (Public Records) $415,000 Public Records
• 2014-04-01 Sold (MLS) $415,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-01 Sold (MLS) $415,000 HGMLS
• 2014-04-01 Price Changed $415,000 HGMLS
• 2014-02-19 Contingent — HGMLS
• 2014-02-19 Price Changed $439,000 HGMLS
• 2014-01-10 Price Changed $439,000 HGMLS
• 2013-10-22 Price Changed $449,000 HGMLS
• 2013-09-26 Listed $479,000 HGMLS
• 2013-09-26 Listed $439,000 OneKey® MLS as Distributed by MLS Grid
• 1992-04-06 Sold (Public Records) $105,000 Public Records
• 1991-03-06 Sold (Public Records) $220,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $9,384 · +2.9% YoY. Source: county tax records.