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175 Bryant Ave Unit 1I
A- Composite 81.0
Why this score? — see what drove the A- 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
  • ARV discount +14.2/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Schools +5.4/10.0
  • Rent growth +4.1/5.0
  • Condition / age +3.8/5.0
  • Livability +3.6/5.0
  • Appreciation +0.0/10.0

$190,000

175 Bryant Ave Unit 1I · White Plains, NY 10605
1 bd · 1.0 ba · 750 sqft · Townhouse · 104 Days on market
Built 1952 Good condition Garage $253/sqft · 15% below area Est $223k · 15% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to Bryant Gardens, one of White Plains’ most desirable co-op communities. Set amidst beautifully landscaped, park-like grounds, this bright and inviting first-floor one-bedroom offers the perfect combination of comfort, convenience, and easy living. Ideally located just minutes from vibrant downtown White Plains, shopping, restaurants, Metro North, and major highways, the location is hard to beat. Inside, a welcoming entry foyer with ample closet space opens into a spacious and sun-filled living area. The thoughtfully designed layout creates an open, comfortable flow that is perfect for everyday living and entertaining alike.

Key facts

  • Landscaped grounds
  • Spacious living area
  • Entry foyer

Tags

LANDSCAPED GROUNDSENTRY FOYERSPACIOUS LIVING AREASTAINLESS STEEL APPLIANCESGENEROUS CABINET STORAGECOMMUNITY GARDEN

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath townhouse listed at $190k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $990 ($12k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $190k).
  • Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
  • Cap rate 12.5% vs local median 4.2% 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.
  • Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
  • Market conditions: Rents rising fast (+6.4%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 104 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: built in 1952 — 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 $172,900 (9.0% below list)

Questions for the listing agent

  1. It's been on market 104 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 1952 — 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
1.53%
Cap rate
12.55%
Cash-on-cash
22.33%
DSCR
1.99
GRM
5.4

CMA / ARV

ARV (median comp)
$223,178
List price
$190,000
Delta
-14.87%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4 Bryant Cres Unit 2C 0.06mi 1/1.0 750 (0%) 1mo $137,500 $183 97
185 Bryant Ave Unit 1C 0.03mi 1/1.0 750 (0%) 2mo $220,000 $293 96
15 Bryant Cres Unit 2B 0.13mi 1/1.0 750 (0%) 0mo $195,000 $260 94
10 Bryant Cres Unit 2L 0.10mi 1/1.0 750 (0%) 5mo $178,000 $237 92
2 Overlook Rd Unit 1B7A 0.33mi 1/1.0 702 (-6%) 0mo $220,000 $313 73
90 Bryant Ave Unit 6C-A (Abbey) 0.40mi 1/1.0 787 (+5%) 5mo $215,000 $273 69
512 Mamaroneck Ave Unit K 0.37mi 1/1.0 800 (+7%) 4mo $185,000 $231 69
24 Carhart Ave #210 0.69mi 1/1.0 764 (+2%) 2mo $435,000 $569 63
50 Dekalb Ave Unit 2E 0.58mi 1/1.0 780 (+4%) 4mo $413,000 $529 63
90 Bryant Ave Unit 5B - Forrest 0.40mi 1/1.0 825 (+10%) 4mo $245,000 $297 62
23 Old Mamaroneck Rd Unit 1M 0.45mi 1/1.0 850 (+13%) 5mo $182,000 $214 53
31 Greenridge Ave Unit 3M 0.71mi 1/1.0 689 (-8%) 3mo $380,000 $552 51

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
19.0%
Equity multiple
1.80×
Total profit
$42,752
Equity at exit
$28,330
10-year hold
IRR
29.6%
Equity multiple
4.09×
Total profit
$164,580
Equity at exit
$16,428

Cash invested: $53,200 (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.
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
8 active · 25 under contract
Months of supply
2.8 mo (35%/mo absorbed)
Median asking
$220,200 ($262/sqft)
Median days on market
43 d
This list price
50% of active listings are priced below it
ARV vs active asking
+13.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10605

Rents YoY
6.4%
Active inventory
188
Price-to-rent
5.4×

Monthly cashflow live

Estimated rent
$2,915 high interval (Pro) →
Mortgage (P&I)
$996
Tax est. 1.5%
$238 /mo · $2,850/yr
Insurance
$79
HOA
$0
Vacancy / Maint / Mgmt
$612
Net cashflow
$990

Break-even live

Break-even rent $1,662
Max offer price $190,000
Occupancy floor 61%

Sensitivity live

Price -10% $1,121 -5% $1,056 +0% $990 +5% $924 +10% $859
Rent -10% $760 -5% $875 +0% $990 +5% $1,105 +10% $1,220
Rate -1.0pp $1,086 -0.5pp $1,038 base $990 +0.5pp $941 +1.0pp $891

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
$47,500
Closing costs
$5,700
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
59 Old Mamaroneck Rd Unit 2E White Plains, NY 1.0 1.0 700 $1,912 $2.73 120d 1 0.40mi
50 Dekalb Ave Unit N4F White Plains, NY 1.0 1.0 1000 $3,100 $3.10 116d 1 0.55mi
50 Dekalb Ave Unit N4F White Plains, NY 1.0 1.0 1000 $3,150 $3.15 57d 1 0.55mi
4 Old Mamaroneck Rd Unit 4b White Plains, NY 1.0 1.0 600 $2,250 $3.75 69d 1 0.57mi
300 Mamaroneck Ave White Plains, NY 1.0–2.0 1.0–2.0 1017 $3,100 $3.05 51d 1 0.66mi
300 Mamaroneck Ave White Plains, NY 1.0–2.0 1.0–2.0 1017 $2,950 $2.90 7d 2 0.66mi
1 DeKalb Ave White Plains, NY 1.0 1.0 850 $2,806 $3.30 2d 2 0.74mi
100 Hale Ave White Plains, NY 1.0–2.0 1.0–2.0 966 $2,995 $3.10 0d 16 0.74mi
1 DeKalb Ave White Plains, NY 1.0 1.0 749 $3,390 $4.53 139d 1 0.75mi
250 Mamaroneck Ave White Plains, NY 3.0 1.0–2.5 1247 $5,695 $4.57 0d 87 0.75mi
219 Old Mamaroneck Rd Unit 1 White Plains, NY 1.0 1.0 850 $2,650 $3.12 64d 1 0.75mi
15 Greenridge Ave Apt 8 White Plains, NY 1.0 1.0 1005 $2,750 $2.74 51d 1 0.76mi
3 Greenridge Ave Unit D7 White Plains, NY 1.0 1.0 720 $2,300 $3.19 84d 1 0.79mi
1 Lyon Pl Unit 509 White Plains, NY 1.0 1.0 668 $2,980 $4.46 98d 1 0.82mi
1 Lyon Pl Unit 411 White Plains, NY 1.0 1.0 925 $3,555 $3.84 36d 1 0.82mi
1 Lyon Pl Unit 907 White Plains, NY 2.0 2.0 1120 $4,555 $4.07 98d 1 0.82mi
1 Lyon Pl Unit 202 White Plains, NY 1.0 1.0 920 $3,595 $3.91 36d 1 0.82mi
1 Lyon Pl Unit 706 White Plains, NY 2.0 1.0 910 $4,370 $4.80 36d 1 0.82mi
10 Lyon Pl White Plains, NY 1.0–2.0 1.0–2.0 894 $2,980 $3.33 0d 8 0.85mi
47 Davis Ave Apt 2G White Plains, NY 1.0 1.0 850 $2,550 $3.00 64d 1 0.88mi
51 S Broadway White Plains, NY 2.0 1.0–2.0 810 $3,608 $4.45 0d 7 0.90mi
131 Mamaroneck Ave White Plains, NY 3.0 1.0–2.0 913 $3,926 $4.30 0d 26 0.93mi
31 Howard Ave Unit 2 White Plains, NY 1.0 1.0 1100 $2,800 $2.55 70d 1 0.95mi
254 Martine Ave Unit 3C White Plains, NY 2.0 1.0 1000 $2,850 $2.85 61d 1 0.99mi
210 Martine Ave Unit 5G White Plains, NY 1.0 550 $2,150 $3.91 114d 1 1.00mi
10 City Pl Unit 2D White Plains, NY 1.0 1.5 1069 $3,895 $3.64 111d 1 1.03mi
25 Franklin Ave Apt 2K White Plains, NY 1.0 650 $2,200 $3.38 65d 1 1.03mi
1 Franklin Ave Unit 4DD White Plains, NY 1.0 550 $1,950 $3.55 100d 1 1.04mi
1 Franklin Ave Unit 4DD White Plains, NY 1.0 550 $1,950 $3.55 89d 1 1.04mi
6 City Pl Apt 108 White Plains, NY 1.0 1.5 896 $2,715 $3.03 18d 1 1.05mi
1 S Broadway Unit 4M White Plains, NY 1.0 600 $2,207 $3.68 139d 1 1.07mi
1 S Broadway Apt 6H White Plains, NY 2.0 1.0 1000 $2,750 $2.75 69d 1 1.08mi
1 S Broadway Apt 1L White Plains, NY 2.0 1.0 1000 $2,950 $2.95 139d 1 1.08mi
292 Main St Apt 6H White Plains, NY 2.0 1.0 1125 $2,950 $2.62 7d 1 1.09mi
300 Main St White Plains, NY 1.0 1.0 844 $2,908 $3.44 61d 2 1.10mi
300 Main St White Plains, NY 1.0 1.0 956 $2,825 $2.95 117d 2 1.10mi
294 Main St #1 White Plains, NY 1.0 1.0 1100 $1,790 $1.63 5d 1 1.10mi
300 Main St Unit 6B White Plains, NY 1.0 1.0 813 $2,850 $3.51 21d 1 1.11mi
312 Main St Apt 2 E White Plains, NY 1.0 1.0 800 $2,450 $3.06 109d 1 1.11mi
1 Renaissance Sq Unit 7B White Plains, NY 1.0 1.5 1048 $5,500 $5.25 139d 1 1.16mi

Property features AI

Finance

HOA & community
Association: Bryant GardensAssociation fees include heat, hot water, sewer and water

Exterior

Parking
Assigned garage parking (1 space)1 parking space total
Utilities
Electricity connected (Con-Edison)Natural gas connectedPublic sewer
Home design
Stock cooperativeOne-story entryTwo stories total
Construction
Brick construction
Exterior features
Brick constructionNot waterfront

Interior

Kitchen
OvenRefrigerator
Bedrooms
One bedroom total
Bathrooms
1 full bathroom
Heating & cooling
Natural gas heatingRadiant heatWall/window air conditioning units
Interior features
First-floor bedroomDining areaCommon basement

Listing history 50 events

  1. 2026-09-24
    days on market $190,000 Active 104 DOM
  2. 2026-09-23
    days on market $190,000 Active 103 DOM
  3. 2026-09-22
    days on market $190,000 Active 102 DOM
  4. 2026-09-21
    days on market $190,000 Active 101 DOM
  5. 2026-09-20
    days on market $190,000 Active 100 DOM
  6. 2026-09-19
    days on market $190,000 Active 99 DOM
  7. 2026-09-18
    days on market $190,000 Active 98 DOM
  8. 2026-09-17
    days on market $190,000 Active 97 DOM
  9. 2026-09-16
    days on market $190,000 Active 96 DOM
  10. 2026-09-15
    days on market $190,000 Active 95 DOM
  11. 2026-09-14
    days on market $190,000 Active 94 DOM
  12. 2026-09-13
    days on market $190,000 Active 93 DOM
  13. 2026-09-12
    days on market $190,000 Active 92 DOM
  14. 2026-09-11
    days on market $190,000 Active 91 DOM
  15. 2026-09-05
    days on market $190,000 Active 85 DOM
  16. 2026-09-04
    days on market $190,000 Active 84 DOM
  17. 2026-09-02
    days on market $190,000 Active 82 DOM
  18. 2026-08-31
    days on market $190,000 Active 80 DOM
  19. 2026-08-30
    days on market $190,000 Active 79 DOM
  20. 2026-08-29
    days on market $190,000 Active 78 DOM
  21. 2026-08-28
    days on market $190,000 Active 77 DOM
  22. 2026-08-27
    days on market $190,000 Active 76 DOM
  23. 2026-08-26
    days on market $190,000 Active 75 DOM
  24. 2026-08-25
    days on market $190,000 Active 74 DOM
  25. 2026-08-24
    days on market $190,000 Active 73 DOM
  26. 2026-08-23
    days on market $190,000 Active 72 DOM
  27. 2026-08-22
    days on market $190,000 Active 71 DOM
  28. 2026-08-21
    days on market $190,000 Active 70 DOM
  29. 2026-08-20
    days on market $190,000 Active 69 DOM
  30. 2026-08-19
    days on market $190,000 Active 68 DOM
  31. 2026-08-18
    days on market $190,000 Active 67 DOM
  32. 2026-08-17
    days on market $190,000 Active 66 DOM
  33. 2026-08-16
    days on market $190,000 Active 65 DOM
  34. 2026-08-15
    days on market $190,000 Active 64 DOM
  35. 2026-08-14
    days on market $190,000 Active 63 DOM
  36. 2026-08-13
    days on market $190,000 Active 62 DOM
  37. 2026-08-12
    days on market $190,000 Active 61 DOM
  38. 2026-08-11
    days on market $190,000 Active 60 DOM
  39. 2026-08-10
    days on market $190,000 Active 59 DOM
  40. 2026-08-09
    days on market $190,000 Active 58 DOM
  41. 2026-08-08
    days on market $190,000 Active 57 DOM
  42. 2026-08-06
    days on market $190,000 Active 55 DOM
  43. 2026-08-05
    days on market $190,000 Active 54 DOM
  44. 2026-08-04
    days on market $190,000 Active 53 DOM
  45. 2026-08-03
    pricedays on market $190,000 Active 52 DOM
  46. 2026-07-31
    days on market $195,000 Active 49 DOM
  47. 2026-07-30
    days on market $195,000 Active 48 DOM
  48. 2026-07-30
    days on market $195,000 Active 47 DOM
  49. 2026-07-28
    days on market $195,000 Active 46 DOM
  50. 2026-07-26
    days on market $195,000 Active 44 DOM

ⓘ 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 · 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$34,984
− Mortgage interest
−$10,643
− Property taxes
−$2,850
− Insurance
−$950
− Repairs & maintenance
−$2,799
− Management
−$2,799
− Depreciation
−$5,527
Taxable income
$9,416
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$2,260
After-tax cash flow
$9,621/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 75/100 Cosmetic rehab Est. rehab $3,750–$11,250 screening

This well-maintained, move-in-ready condo in a desirable community offers a good investment opportunity with minimal needed repairs.

Value-add opportunities

  • Both Paint exterior — Enhances curb appeal and resale value
  • Both Replace carpet with hardwood — Improves aesthetics and is easier to maintain
  • Both Upgrade kitchen appliances — Modernizes the space and appeals to buyers
  • Both Add smart home features — Enhances convenience and adds value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Mamaroneck Avenue School F NY #1,444/2,108 Nat'l #19,648/41,679 Middle White Plains Middle School D NY #348/729 Nat'l #4,747/14,009 High White Plains Senior High School A- NY #577/1,100 Nat'l #1,312/17,239

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
B Composite livability gradescore 71/100

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 · 1,028,035 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
4% of renters

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

Price history

1 event — show timeline
  • 2026-05-27 Listed $195,000 OneKey® MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…