14 Leewood Cir Unit 6L · Eastchester, NY 10709

$375,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 21 Days on market

Built 1950

---

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).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Leewood circle!!! This pet friendly, 2 bedroom 1 bathroom apartment is waiting for you!! This 2nd floor apartment is ready for you to enjoy the natural night. Convenient distance to the Crestwood train station, walking distance to lake isle country club, and walking distance to shopping in town. 24 hour live in super and assigned parking.

Key facts

• Huge eat-in kitchen
• Remodeled kitchen
• Mosaic backsplash

Tags

• RENOVATED CO-OP APARTMENT
• HUGE EAT-IN KITCHEN
• REMODELED KITCHEN
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• MOSAIC BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-28 ($-340/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (13.5% below list).
• Recommended offer: $324k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: crime A+, commute A+, employment 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.
• Zoned schools: Anne Hutchinson School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 432 students, 0% FRL); Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $11k 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 21 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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: built in 1950 — 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 $324,461 (13.5% 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 1950 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-62,520
• Equity at exit: $55,914

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-56,563
• Equity at exit: $32,423

Cash invested: $105,000 (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 10709

• Home prices YoY: -21.7%
• Active inventory: 55
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,245 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-28

Break-even live

Break-even rent $3,280

Max offer price $370,905

Occupancy floor 96%

Sensitivity live

Price	-10% $231	-5% $101	+0% $-28	+5% $-158	+10% $-287
Rent	-10% $-285	-5% $-156	+0% $-28	+5% $100	+10% $228
Rate	-1.0pp $161	-0.5pp $67	base $-28	+0.5pp $-125	+1.0pp $-224

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	45d	1	0.28mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	45d	1	0.30mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	22d	1	0.45mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	45d	1	0.45mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	26d	1	0.66mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	14d	1	0.67mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	16d	1	0.78mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	45d	1	0.81mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	1d	1	0.86mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	24d	1	0.89mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	26d	1	0.99mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	8d	1	1.00mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	4d	21	1.09mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	13d	1	1.16mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	9d	1	1.16mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	12d	1	1.16mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	45d	1	1.19mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	45d	1	1.21mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	45d	1	1.23mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	9d	1	1.26mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	15d	1	1.30mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	45d	1	1.39mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	13d	1	1.45mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	6d	1	1.48mi
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	0d	1	1.48mi

HOA detail condo

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

Listing history 32 events

1. 2026-04-08
   status Pending
2. 2026-03-30
   status Active
3. 2025-12-04
   status Pending
4. 2025-11-12
   listed $375,000 Active
5. 2025-09-22
   soldstatus $370,000 Closed 351-char remark

   Show marketing remark (351 chars)

   Welcome to Leewood circle!!! This pet friendly, 2 bedroom 1 bathroom apartment is waiting for you!! This 2nd floor apartment is ready for you to enjoy the natural night. Convenient distance to the Crestwood train station, walking distance to lake isle country club, and walking distance to shopping in town. 24 hour live in super and assigned parking.

6. 2025-09-05
   status Pending 351-char remark

   Show marketing remark (351 chars)

   Welcome to Leewood circle!!! This pet friendly, 2 bedroom 1 bathroom apartment is waiting for you!! This 2nd floor apartment is ready for you to enjoy the natural night. Convenient distance to the Crestwood train station, walking distance to lake isle country club, and walking distance to shopping in town. 24 hour live in super and assigned parking.

7. 2025-07-02
   listed $349,000 Active 351-char remark

   Show marketing remark (351 chars)

   Welcome to Leewood circle!!! This pet friendly, 2 bedroom 1 bathroom apartment is waiting for you!! This 2nd floor apartment is ready for you to enjoy the natural night. Convenient distance to the Crestwood train station, walking distance to lake isle country club, and walking distance to shopping in town. 24 hour live in super and assigned parking.

8. 2015-10-29
   price $269,000 517-char remark

   Show marketing remark (517 chars)

   PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

9. 2015-10-29
   soldstatus $269,000 Sold 517-char remark

   Show marketing remark (517 chars)

   PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

10. 2015-10-29
    soldstatus $269,000

    Show marketing remark (517 chars)

    PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

11. 2015-08-13
    historical Pending 517-char remark

    Show marketing remark (517 chars)

    PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

12. 2015-08-13
    price $279,000 517-char remark

    Show marketing remark (517 chars)

    PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

13. 2015-07-20
    listed $279,000 Active 517-char remark

    Show marketing remark (517 chars)

    PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

14. 2015-07-20
    listed $279,000

    Show marketing remark (517 chars)

    PET FRIENDLY!! BRING YOUR DOGS!! This centrally located unit is only . 6 mile from the Crestwood Metro North Train Station. This unit has been recently renovated - Kitchen, bath, recessed lighting in every room along with crown moldings and refinished hardwood floors. Even air-conditioners are brand new (June 2015). California Closets throughout. Don't miss out on this wonderful opportunity to own with walk to all. Eligible for Lake Isle pool/golf/tennis membership upon purchase. Maintenance is $1031 with STAR.

15. 2014-03-15
    price $233,000
16. 2014-01-27
    price $209,000
17. 2013-11-15
    historical
18. 2013-11-15
    soldstatus $233,000 Sold
19. 2013-11-15
    soldstatus $233,000
20. 2013-09-07
    historical Pending
21. 2013-09-06
    price $239,900
22. 2013-08-17
    status Active
23. 2013-08-01
    historical
24. 2013-05-16
    listed $239,900 Active
25. 2013-05-16
    listed $239,900
26. 2004-12-29
    soldstatus $210,000
27. 2004-11-16
    historical
28. 2004-07-30
    listed $210,000
29. 2000-07-06
    soldstatus $124,000
30. 2000-03-29
    price $132,000
31. 2000-03-29
    historical
32. 2000-02-28
    listed $124,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $38,935
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,115
• − Management: −$3,115
• − Depreciation: −$10,909
• Taxable loss: −$6,709
• Est. tax savings @ 24.0%: +$1,610
• After-tax cash flow: $1,271/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
• City population: 10,274
• Population (ZIP): 10,274

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: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Scotch-Irish 3% Russian 2% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 9% Spanish 4% Other Asian/Pacific 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: ▼ -75.63%
• Current HPI: 273.1667
• 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

+202.4% since first listed

32 events — show timeline

• 2026-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-22 Sold (MLS) $370,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-02 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-29 Sold (MLS) $269,000 HGMLS
• 2015-10-29 Price Changed $269,000 HGMLS
• 2015-10-29 Sold (MLS) $269,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-13 Contingent — HGMLS
• 2015-08-13 Price Changed $279,000 HGMLS
• 2015-07-20 Listed $279,000 HGMLS
• 2015-07-20 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $233,000 HGMLS
• 2014-01-27 Price Changed $209,000 HGMLS
• 2013-11-15 Delisted — HGMLS
• 2013-11-15 Sold (MLS) $233,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-15 Sold (MLS) $233,000 HGMLS
• 2013-09-07 Contingent — HGMLS
• 2013-09-06 Price Changed $239,900 HGMLS
• 2013-08-17 Relisted — HGMLS
• 2013-08-01 Delisted — HGMLS
• 2013-05-16 Listed $239,900 HGMLS
• 2013-05-16 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2004-12-29 Sold (MLS) $210,000 HGMLS
• 2004-11-16 Delisted — HGMLS
• 2004-07-30 Listed $210,000 HGMLS
• 2000-07-06 Sold (MLS) $124,000 HGMLS
• 2000-03-29 Delisted — HGMLS
• 2000-03-29 Price Changed $132,000 HGMLS
• 2000-02-28 Listed $124,000 HGMLS