25 Lake St Unit 7H · White Plains, NY 10603

$265,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 192 Days on market

Built 1968

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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 +28.9/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy downtown living in this 2-bedroom, 1-bath, 1,000 sq. ft. co-op unit featuring large windows, panoramic north- and east-facing city views, and abundant morning and late-afternoon sunlight. Beautiful seasonal scenery in spring, summer, and fall, all visible from the comfort of your home. The spacious living/dining area, two versatile bedrooms, and well-appointed kitchen make this residence comfortable and move-in ready. Building access is simple and secure with a phone app that allows entry from anywhere. Located in the heart of downtown White Plains, the home offers close proximity to restaurants, cafes, boutiques, City Center entertainment, The Westchester Mall, fitness studios, and the local arts scene. Commuters benefit from convenient access to both White Plains and North White Plains Metro-North stations. The J Harvey Turnure Memorial park, across from Regency Park, offers a playground and peaceful outdoor getaway. In short, a rare combination of sunlight, views, convenience, and vibrant urban-suburban living—near NYC!

Key facts

• Garage
• Built 1968
• Listed 192 days

🏢 Co-op / cooperative unit. The $265,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Market conditions: 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $74k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 18% 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 $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.30% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $305,498
• List price: $265,000
• Delta: -13.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $14,092
• Equity at exit: $39,512

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $85,856
• Equity at exit: $22,912

Cash invested: $74,200 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 113
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,451 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $895

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,078	-5% $986	+0% $895	+5% $803	+10% $712
Rent	-10% $622	-5% $758	+0% $895	+5% $1,031	+10% $1,167
Rate	-1.0pp $1,028	-0.5pp $962	base $895	+0.5pp $826	+1.0pp $756

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.04mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	25d	1	0.05mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	0.06mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	6d	1	0.07mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	45d	1	0.16mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	14d	1	0.22mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	23d	2	0.24mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	0d	30	0.27mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	25d	1	0.27mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	44d	1	0.30mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	44d	1	0.32mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	0.34mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	0.35mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	0.36mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	0.38mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	45d	1	0.38mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	16d	1	0.44mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	18	0.45mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	44d	1	0.47mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	25d	1	0.47mi
28 Beechwood Ave West Harrison, NY	3.0	1.0	1239	$4,800	$3.87	18d	1	0.49mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	0.50mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	0.51mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	0.52mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	44d	1	0.53mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,072	$5.21	0d	17	0.57mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	4d	1	0.60mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	0d	11	0.61mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	44d	17	0.63mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	0.64mi
5 Madison St Unit 2R West Harrison, NY	3.0	1.0	950	$3,450	$3.63	44d	1	0.66mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.66mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	44d	1	0.68mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	44d	1	0.68mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,149	$6.22	0d	26	0.73mi
Gainsborg Ave West Harrison, NY	2.0	1.0	980	$2,800	$2.86	16d	1	0.74mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	44d	1	0.80mi
295 Columbus Ave Unit 2 West Harrison, NY	2.0	1.0	946	$2,700	$2.85	44d	1	0.80mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	14d	2	0.81mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.81mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-15
   status $265,000 Pending 192 DOM
2. 2026-06-13
   days on market $265,000 Active 192 DOM
3. 2026-06-13
   days on market $265,000 Active 191 DOM
4. 2026-06-09
   days on market $265,000 Active 188 DOM
5. 2026-06-08
   days on market $265,000 Active 187 DOM
6. 2026-06-07
   days on market $265,000 Active 186 DOM
7. 2026-06-04
   days on market $265,000 Active 183 DOM
8. 2026-06-03
   days on market $265,000 Active 182 DOM
9. 2026-06-02
   days on market $265,000 Active 181 DOM
10. 2026-06-01
    days on market $265,000 Active 180 DOM
11. 2026-05-31
    days on market $265,000 Active 179 DOM
12. 2026-05-20
    price $265,000 1050-char remark

    Show marketing remark (1050 chars)

    Enjoy downtown living in this 2-bedroom, 1-bath, 1,000 sq. ft. co-op unit featuring large windows, panoramic north- and east-facing city views, and abundant morning and late-afternoon sunlight. Beautiful seasonal scenery in spring, summer, and fall, all visible from the comfort of your home. The spacious living/dining area, two versatile bedrooms, and well-appointed kitchen make this residence comfortable and move-in ready. Building access is simple and secure with a phone app that allows entry from anywhere. Located in the heart of downtown White Plains, the home offers close proximity to restaurants, cafes, boutiques, City Center entertainment, The Westchester Mall, fitness studios, and the local arts scene. Commuters benefit from convenient access to both White Plains and North White Plains Metro-North stations. The J Harvey Turnure Memorial park, across from Regency Park, offers a playground and peaceful outdoor getaway. In short, a rare combination of sunlight, views, convenience, and vibrant urban-suburban living—near NYC!

13. 2026-04-17
    price $275,000 1050-char remark

    Show marketing remark (1050 chars)

    Enjoy downtown living in this 2-bedroom, 1-bath, 1,000 sq. ft. co-op unit featuring large windows, panoramic north- and east-facing city views, and abundant morning and late-afternoon sunlight. Beautiful seasonal scenery in spring, summer, and fall, all visible from the comfort of your home. The spacious living/dining area, two versatile bedrooms, and well-appointed kitchen make this residence comfortable and move-in ready. Building access is simple and secure with a phone app that allows entry from anywhere. Located in the heart of downtown White Plains, the home offers close proximity to restaurants, cafes, boutiques, City Center entertainment, The Westchester Mall, fitness studios, and the local arts scene. Commuters benefit from convenient access to both White Plains and North White Plains Metro-North stations. The J Harvey Turnure Memorial park, across from Regency Park, offers a playground and peaceful outdoor getaway. In short, a rare combination of sunlight, views, convenience, and vibrant urban-suburban living—near NYC!

14. 2026-03-06
    price $285,000 1050-char remark

    Show marketing remark (1050 chars)

    Enjoy downtown living in this 2-bedroom, 1-bath, 1,000 sq. ft. co-op unit featuring large windows, panoramic north- and east-facing city views, and abundant morning and late-afternoon sunlight. Beautiful seasonal scenery in spring, summer, and fall, all visible from the comfort of your home. The spacious living/dining area, two versatile bedrooms, and well-appointed kitchen make this residence comfortable and move-in ready. Building access is simple and secure with a phone app that allows entry from anywhere. Located in the heart of downtown White Plains, the home offers close proximity to restaurants, cafes, boutiques, City Center entertainment, The Westchester Mall, fitness studios, and the local arts scene. Commuters benefit from convenient access to both White Plains and North White Plains Metro-North stations. The J Harvey Turnure Memorial park, across from Regency Park, offers a playground and peaceful outdoor getaway. In short, a rare combination of sunlight, views, convenience, and vibrant urban-suburban living—near NYC!

15. 2025-12-04
    listed $295,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    Enjoy downtown living in this 2-bedroom, 1-bath, 1,000 sq. ft. co-op unit featuring large windows, panoramic north- and east-facing city views, and abundant morning and late-afternoon sunlight. Beautiful seasonal scenery in spring, summer, and fall, all visible from the comfort of your home. The spacious living/dining area, two versatile bedrooms, and well-appointed kitchen make this residence comfortable and move-in ready. Building access is simple and secure with a phone app that allows entry from anywhere. Located in the heart of downtown White Plains, the home offers close proximity to restaurants, cafes, boutiques, City Center entertainment, The Westchester Mall, fitness studios, and the local arts scene. Commuters benefit from convenient access to both White Plains and North White Plains Metro-North stations. The J Harvey Turnure Memorial park, across from Regency Park, offers a playground and peaceful outdoor getaway. In short, a rare combination of sunlight, views, convenience, and vibrant urban-suburban living—near NYC!

16. 2025-12-03
    historical $295,000 1050-char remark

    Show marketing remark (1050 chars)

    Enjoy downtown living in this 2-bedroom, 1-bath, 1,000 sq. ft. co-op unit featuring large windows, panoramic north- and east-facing city views, and abundant morning and late-afternoon sunlight. Beautiful seasonal scenery in spring, summer, and fall, all visible from the comfort of your home. The spacious living/dining area, two versatile bedrooms, and well-appointed kitchen make this residence comfortable and move-in ready. Building access is simple and secure with a phone app that allows entry from anywhere. Located in the heart of downtown White Plains, the home offers close proximity to restaurants, cafes, boutiques, City Center entertainment, The Westchester Mall, fitness studios, and the local arts scene. Commuters benefit from convenient access to both White Plains and North White Plains Metro-North stations. The J Harvey Turnure Memorial park, across from Regency Park, offers a playground and peaceful outdoor getaway. In short, a rare combination of sunlight, views, convenience, and vibrant urban-suburban living—near NYC!

17. 2021-11-02
    soldstatus $225,000 Closed 912-char remark

    Show marketing remark (912 chars)

    In the desirable Regency Park complex in the heart of downtown White Plains, this inviting two-bedroom cooperative offers convenient city living in a relaxed and cozy sunlit setting. Past the eye-catching red brick façade and bright entrance lobby, attractive parquet wood flooring provides a warm welcome to the main dwelling space where a causal dining area opens and flows to a spacious living room illuminated by an oversized picture window. The kitchen features updated appliances including a dishwasher and plenty of cabinets. Two roomy bedrooms enjoy generous closet space and share a modern tiled bath. A large coat closet and linen closet are a nice bonus! With an indoor or outdoor parking spot included, laundry facilities on two floors, and an easy walk to Metro-North and all the shops and restaurants of downtown White Plains, this is a hard-to-resist opportunity for easy, enjoyable living!

18. 2021-05-18
    status Pending 912-char remark

    Show marketing remark (912 chars)

    In the desirable Regency Park complex in the heart of downtown White Plains, this inviting two-bedroom cooperative offers convenient city living in a relaxed and cozy sunlit setting. Past the eye-catching red brick façade and bright entrance lobby, attractive parquet wood flooring provides a warm welcome to the main dwelling space where a causal dining area opens and flows to a spacious living room illuminated by an oversized picture window. The kitchen features updated appliances including a dishwasher and plenty of cabinets. Two roomy bedrooms enjoy generous closet space and share a modern tiled bath. A large coat closet and linen closet are a nice bonus! With an indoor or outdoor parking spot included, laundry facilities on two floors, and an easy walk to Metro-North and all the shops and restaurants of downtown White Plains, this is a hard-to-resist opportunity for easy, enjoyable living!

19. 2021-04-20
    status Active 912-char remark

    Show marketing remark (912 chars)

    In the desirable Regency Park complex in the heart of downtown White Plains, this inviting two-bedroom cooperative offers convenient city living in a relaxed and cozy sunlit setting. Past the eye-catching red brick façade and bright entrance lobby, attractive parquet wood flooring provides a warm welcome to the main dwelling space where a causal dining area opens and flows to a spacious living room illuminated by an oversized picture window. The kitchen features updated appliances including a dishwasher and plenty of cabinets. Two roomy bedrooms enjoy generous closet space and share a modern tiled bath. A large coat closet and linen closet are a nice bonus! With an indoor or outdoor parking spot included, laundry facilities on two floors, and an easy walk to Metro-North and all the shops and restaurants of downtown White Plains, this is a hard-to-resist opportunity for easy, enjoyable living!

20. 2021-03-10
    status Pending 912-char remark

    Show marketing remark (912 chars)

    In the desirable Regency Park complex in the heart of downtown White Plains, this inviting two-bedroom cooperative offers convenient city living in a relaxed and cozy sunlit setting. Past the eye-catching red brick façade and bright entrance lobby, attractive parquet wood flooring provides a warm welcome to the main dwelling space where a causal dining area opens and flows to a spacious living room illuminated by an oversized picture window. The kitchen features updated appliances including a dishwasher and plenty of cabinets. Two roomy bedrooms enjoy generous closet space and share a modern tiled bath. A large coat closet and linen closet are a nice bonus! With an indoor or outdoor parking spot included, laundry facilities on two floors, and an easy walk to Metro-North and all the shops and restaurants of downtown White Plains, this is a hard-to-resist opportunity for easy, enjoyable living!

21. 2021-01-25
    listed $220,000 Active 912-char remark

    Show marketing remark (912 chars)

    In the desirable Regency Park complex in the heart of downtown White Plains, this inviting two-bedroom cooperative offers convenient city living in a relaxed and cozy sunlit setting. Past the eye-catching red brick façade and bright entrance lobby, attractive parquet wood flooring provides a warm welcome to the main dwelling space where a causal dining area opens and flows to a spacious living room illuminated by an oversized picture window. The kitchen features updated appliances including a dishwasher and plenty of cabinets. Two roomy bedrooms enjoy generous closet space and share a modern tiled bath. A large coat closet and linen closet are a nice bonus! With an indoor or outdoor parking spot included, laundry facilities on two floors, and an easy walk to Metro-North and all the shops and restaurants of downtown White Plains, this is a hard-to-resist opportunity for easy, enjoyable living!

22. 2018-07-30
    soldstatus $217,000 Sold
23. 2018-04-28
    historical Pending
24. 2018-01-07
    price $229,000
25. 2018-01-07
    price $1,675
26. 2016-11-17
    price $229,000
27. 2016-11-06
    listed $235,000 Active
28. 2015-11-25
    historical
29. 2015-11-17
    historical Temporarily off Market
30. 2015-06-04
    listed Active
31. 2015-06-03
    listed $220,000
32. 2014-01-27
    price $252,500
33. 2005-05-23
    soldstatus $260,000
34. 2005-03-22
    historical
35. 2005-03-18
    listed $260,000

ⓘ 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 · 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: $41,408
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$7,709
• Taxable income: $6,929
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $9,073/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: 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
• City population: 61,281
• Population (ZIP): 19,201

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 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 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: ▼ -101.72%
• Current HPI: 317.8177
• 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

+1.9% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Coming Soon $295,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-02 Sold (MLS) $225,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-03-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-01-25 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-30 Sold (MLS) $217,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-28 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-01-07 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-07 Price Changed $1,675 OneKey® MLS as Distributed by MLS Grid
• 2016-11-17 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-06 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2015-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-11-17 Delisted — HGMLS
• 2015-06-04 Listed — HGMLS
• 2015-06-03 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $252,500 HGMLS
• 2005-05-23 Sold (MLS) $260,000 HGMLS
• 2005-03-22 Delisted — HGMLS
• 2005-03-18 Listed $260,000 HGMLS