360 Westchester Ave #522 · Port Chester, NY 10573

$235,000

1 bd · 1.0 ba · 922 sqft · Condo · 11 Days on market

Built 1965

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large spacious unit with view of the long island sound. Kit, Bath, Foyer, Dinrm, Liv, Den/Off, Bed. Great location and well maintained building. Owner open to all offers.

Key facts

• Wine refrigerator
• Custom built-ins
• Granite countertops

Tags

• RENOVATED JUNIOR-FOUR
• GRANITE COUNTERTOPS
• DEDICATED DINING AREA
• CUSTOM BUILT-INS
• GRANITE SERVING COUNTER
• WINE REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 9.3% vs local median 4.3% in Port Chester — 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 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 446 students, 66% FRL); Port Chester Middle School (math 20% / reading 43%, grade F, #522 of 729 statewide, top 73%, 971 students, 75% FRL); Port Chester Senior High School (math 88% / reading 92%, grade A+, #238 of 1,100 statewide, top 23%, 1,555 students, 73% FRL).
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $118k; list at $235k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-8,463
• Equity at exit: $35,039

10-year hold

• IRR: 2.4%
• Equity multiple: 1.15×
• Total profit: $9,687
• Equity at exit: $20,319

Cash invested: $65,800 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $594

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 74%

Sensitivity live

Price	-10% $756	-5% $675	+0% $594	+5% $512	+10% $431
Rent	-10% $372	-5% $483	+0% $594	+5% $704	+10% $815
Rate	-1.0pp $712	-0.5pp $653	base $594	+0.5pp $533	+1.0pp $471

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	26d	1	0.15mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	45d	1	0.26mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	23d	1	0.46mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$3,672	$4.49	8d	1	0.46mi
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	26d	1	0.48mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	45d	1	0.49mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	45d	1	0.50mi
108 S Main St Port Chester, NY	1.0	1.0	630	$2,625	$4.17	0d	2	0.53mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	8d	1	0.53mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	6d	1	0.57mi
2 S Ridge St Unit 2 Rye Brook, NY	1.0	1.0	576	$1,950	$3.39	45d	1	0.60mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	2d	1	0.61mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	0d	42	0.62mi
189 N Main St Unit 2 Port Chester, NY	—	1.0	842	$3,000	$3.56	45d	1	0.64mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	19d	1	0.65mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	4d	1	0.77mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	45d	1	0.93mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	25d	1	0.93mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	45d	1	0.98mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	15d	1	0.98mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	45d	1	1.07mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	4d	1	1.07mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	20d	1	1.21mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	20d	1	1.22mi
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	6d	1	1.23mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	13d	1	1.34mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	45d	1	1.34mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,324	$2.69	0d	18	1.37mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$3,550	$2.87	0d	3	1.42mi

HOA detail condo

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

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-04-05
   listed $235,000 Active
3. 2014-03-15
   price $118,500 170-char remark

   Show marketing remark (170 chars)

   Large spacious unit with view of the long island sound. Kit, Bath, Foyer, Dinrm, Liv, Den/Off, Bed. Great location and well maintained building. Owner open to all offers.

4. 2011-12-20
   soldstatus $118,500 Sold 170-char remark

   Show marketing remark (170 chars)

   Large spacious unit with view of the long island sound. Kit, Bath, Foyer, Dinrm, Liv, Den/Off, Bed. Great location and well maintained building. Owner open to all offers.

5. 2011-10-15
   historical 170-char remark

   Show marketing remark (170 chars)

   Large spacious unit with view of the long island sound. Kit, Bath, Foyer, Dinrm, Liv, Den/Off, Bed. Great location and well maintained building. Owner open to all offers.

6. 2011-10-01
   price $149,000 170-char remark

   Show marketing remark (170 chars)

   Large spacious unit with view of the long island sound. Kit, Bath, Foyer, Dinrm, Liv, Den/Off, Bed. Great location and well maintained building. Owner open to all offers.

7. 2011-01-15
   listed $149,000 Active 170-char remark

   Show marketing remark (170 chars)

   Large spacious unit with view of the long island sound. Kit, Bath, Foyer, Dinrm, Liv, Den/Off, Bed. Great location and well maintained building. Owner open to all offers.

8. 2010-07-01
   historical
9. 2009-11-18
   price
10. 2009-07-29
    listed 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,684
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$6,836
• Taxable income: $3,595
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $6,259/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: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 1%

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: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• 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

+57.7% since first listed

10 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-05 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $118,500 HGMLS
• 2011-12-20 Sold (MLS) $118,500 HGMLS
• 2011-10-15 Delisted — HGMLS
• 2011-10-01 Price Changed $149,000 HGMLS
• 2011-01-15 Listed $149,000 HGMLS
• 2010-07-01 Delisted — HGMLS
• 2009-11-18 Price Changed — HGMLS
• 2009-07-29 Listed — HGMLS