90 Bryant Ave Unit Croydon-2.C · White Plains, NY 10605

$150,000

None bd · 1.0 ba · 600 sqft · Townhouse · 91 Days on market

Built 1939 Good condition 2.22 ac lot $250/sqft · at area comps Est $150k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Value! Lovely studio with foyer, full separate kitchen and full updated bathroom. Under (newer) carpet are hardwood floors throughout, Arched door ways and 9-foot ceilings make this a gem. On site Maintenance crew are worth their weight in gold, and Surrey financials are the finest in Westchester. BBQ / Picnic Area is within and private with lush landscaping. Park benches and lamp posts along walk ways create a serene and bucolic community. Monthly Maintenance of $670.47 includes Heat, Water and Taxes and is 40% tax deductible. This is a Pet Friendly co-op allowing up to two dogs /cats. Immediate municipal parking down street as on site-garage parking ia about a year wait list. Common Laundry is between the Croydon and Dorset with new Surrey owned machines. Storage spaces upon avallability + secure bike room. ***DTI - 28% of net income or 33% Gross Income on housing, including mortgage payment and maintenance charges. FICO of 700 minimum. Income must equal 60 times MM plus 1 year loan payments and must have minimum of $15,000.00 savings after closing or adequate reserves if not working or retired.*** A true Gem!

Key facts

• Full bathroom
• Arched door ways
• Hardwood floors

Tags

• FULL SEPARATE KITCHEN
• FULL BATHROOM
• HARDWOOD FLOORS
• ARCHED DOOR WAYS
• 9-FOOT CEILINGS
• PRIVATE WITH LUSH LANDSCAPING

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath townhouse listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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: Rents rising fast (+6.4%/yr); 111 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $4k 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 + 6.4% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.23% ✓
• Cap rate: 19.13%
• Cash-on-cash: 45.84%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $149,899
• List price: $150,000
• Delta: 0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Overlook Rd Unit 3B5	0.07mi	—/1.0	575 (-4%)	14mo	$152,900	$266	78
10 Old Mamaroneck Rd Unit 4K	0.30mi	—/1.0	625 (+4%)	4mo	$160,000	$256	75
90 Bryant Ave Unit CTC	0.01mi	—/1.0	550 (-8%)	22mo	$125,000	$227	68
31 Greenridge Ave Unit 1F	0.42mi	1/1.0	690 (+15%)	10mo	$364,000	$528	47
2 Greenridge Ave Unit 2P	0.59mi	1/1.0	675 (+12%)	9mo	$255,000	$378	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.44% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 3.14×
• Total profit: $89,905
• Equity at exit: $22,365

10-year hold

• IRR: 54.1%
• Equity multiple: 7.26×
• Total profit: $262,805
• Equity at exit: $12,969

Cash invested: $42,000 (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 10605

• Rents YoY: 6.4%
• Active inventory: 111
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $3,343 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $1,604

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 47%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	24d	1	0.06mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	1d	126	0.51mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	0.59mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	1d	11	0.63mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	43d	17	0.64mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	2d	1	0.66mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,355	$5.50	1d	19	0.74mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.75mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.92mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.96mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	1.01mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	2d	3	1.01mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	18d	1	1.01mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	1.02mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	1.03mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	1.08mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	1.11mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	1.14mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	43d	1	1.15mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	1.24mi

Listing history 3 events

1. 2026-05-12
   status Pending 1131-char remark

   Show marketing remark (1131 chars)

   Value! Lovely studio with foyer, full separate kitchen and full updated bathroom. Under (newer) carpet are hardwood floors throughout, Arched door ways and 9-foot ceilings make this a gem. On site Maintenance crew are worth their weight in gold, and Surrey financials are the finest in Westchester. BBQ / Picnic Area is within and private with lush landscaping. Park benches and lamp posts along walk ways create a serene and bucolic community. Monthly Maintenance of $670.47 includes Heat, Water and Taxes and is 40% tax deductible. This is a Pet Friendly co-op allowing up to two dogs /cats. Immediate municipal parking down street as on site-garage parking ia about a year wait list. Common Laundry is between the Croydon and Dorset with new Surrey owned machines. Storage spaces upon avallability + secure bike room. ***DTI - 28% of net income or 33% Gross Income on housing, including mortgage payment and maintenance charges. FICO of 700 minimum. Income must equal 60 times MM plus 1 year loan payments and must have minimum of $15,000.00 savings after closing or adequate reserves if not working or retired.*** A true Gem!

2. 2026-02-13
   status Active 1131-char remark

   Show marketing remark (1131 chars)

   Value! Lovely studio with foyer, full separate kitchen and full updated bathroom. Under (newer) carpet are hardwood floors throughout, Arched door ways and 9-foot ceilings make this a gem. On site Maintenance crew are worth their weight in gold, and Surrey financials are the finest in Westchester. BBQ / Picnic Area is within and private with lush landscaping. Park benches and lamp posts along walk ways create a serene and bucolic community. Monthly Maintenance of $670.47 includes Heat, Water and Taxes and is 40% tax deductible. This is a Pet Friendly co-op allowing up to two dogs /cats. Immediate municipal parking down street as on site-garage parking ia about a year wait list. Common Laundry is between the Croydon and Dorset with new Surrey owned machines. Storage spaces upon avallability + secure bike room. ***DTI - 28% of net income or 33% Gross Income on housing, including mortgage payment and maintenance charges. FICO of 700 minimum. Income must equal 60 times MM plus 1 year loan payments and must have minimum of $15,000.00 savings after closing or adequate reserves if not working or retired.*** A true Gem!

3. 2026-02-10
   listed $150,000 Active 1131-char remark

   Show marketing remark (1131 chars)

   Value! Lovely studio with foyer, full separate kitchen and full updated bathroom. Under (newer) carpet are hardwood floors throughout, Arched door ways and 9-foot ceilings make this a gem. On site Maintenance crew are worth their weight in gold, and Surrey financials are the finest in Westchester. BBQ / Picnic Area is within and private with lush landscaping. Park benches and lamp posts along walk ways create a serene and bucolic community. Monthly Maintenance of $670.47 includes Heat, Water and Taxes and is 40% tax deductible. This is a Pet Friendly co-op allowing up to two dogs /cats. Immediate municipal parking down street as on site-garage parking ia about a year wait list. Common Laundry is between the Croydon and Dorset with new Surrey owned machines. Storage spaces upon avallability + secure bike room. ***DTI - 28% of net income or 33% Gross Income on housing, including mortgage payment and maintenance charges. FICO of 700 minimum. Income must equal 60 times MM plus 1 year loan payments and must have minimum of $15,000.00 savings after closing or adequate reserves if not working or retired.*** A true Gem!

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 14 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: $40,118
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$3,209
• − Management: −$3,209
• − Depreciation: −$4,364
• Taxable income: $17,933
• Est. tax owed @ 24.0%: −$4,304
• After-tax cash flow: $14,950/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 · 12 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with a good condition score of 80. It has a good exterior, interior walls, and flooring. The kitchen and bathroom are updated, and the property has a good roof and foundation. The property is in a good location with a well-maintained landscaping. The property is move-in ready with a monthly maintenance fee that includes heat, water, and taxes, which are 40% tax deductible.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Updating the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Updating the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers ↑

ⓘ 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): 19,493
• Household income: $148,982
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 581.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 9% Asian 8% Black 8%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Scotch-Irish 5% Romanian 4% Italian 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 5% German/W. Germanic 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: ▼ -580.55%
• Current HPI: 266.0542
• Rent YoY: ▲ 6.44%
• 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

3 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-10 Listed $150,000 OneKey® MLS as Distributed by MLS Grid