155 Ferris Ave Unit 1K · White Plains, NY 10601

$139,000

1 bd · 1.0 ba · 750 sqft · Condo · 26 Days on market

Built 1967 Fair condition

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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
• Appreciation +6.3/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

One bedroom with terrace, and close to vibrant downtown White Plains shops, restaurants, and Metro North. Hardwood floors with no carpet required, sizeable bedroom, windows ACs and close enough to the city, but far enough to enjoy a respite. Summit House Co-op offers the best of owning without a heavy price tag. Guaranteed no wait assigned parking. No dogs allowed; no renting allowed. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls.5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Elementary School. Short waitlist for parking. Maintenance only $406/mo with STAR. Debt to income must be under 30%, 700 credit score. Make an appointment today! Additional Information: HeatingFuel:Oil Below Ground,

Key facts

• Fenced area
• Picnic tables
• Private balcony

Tags

• PRIVATE BALCONY
• ELEVATOR
• ASSIGNED PARKING
• FENCED AREA
• PICNIC TABLES
• BENCHES

Property features AI

Finance

• Other: Community includes nearby park
• HOA & community: Monthly additional fee for balcony repair assessment ($22)

Exterior

• Parking: Assigned parking (1 space); Monthly parking fee
• Security: Video cameras
• Utilities: Con-Edison electric; Public sewer; Cable available
• Home design: Stock cooperative; One-story entry level; Located in a 12-story building
• Construction: Brick construction
• Exterior features: Balcony; Outdoor space

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One-level unit with rooms on the main entry level
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fan(s); Terrace/Patio
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+4.8%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (2.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 4.8% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: HOA is 28% of rent.
• 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 $136,915 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 2.12% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.69% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.42×
• Total profit: $55,386
• Equity at exit: $60,119

10-year hold

• IRR: 27.6%
• Equity multiple: 5.13×
• Total profit: $160,577
• Equity at exit: $90,839

Cash invested: $38,920 (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 10601

• Home prices YoY: 1.6%
• Rents YoY: 4.8%
• Active inventory: 87
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,949 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA est. from 3 same-building comps: −$822
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $547

Break-even live

Break-even rent $2,256

Max offer price $139,000

Occupancy floor 76%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	0.40mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	0.56mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	0.57mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	0.57mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	0.58mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	0.64mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.66mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	0.67mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	44d	1	0.68mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	0.69mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	0.70mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	0.72mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	0.73mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	0.76mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	0.76mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	0.76mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.76mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	24d	1	0.76mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.77mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	0.77mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	0.78mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.78mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	0.79mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	0.79mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	0.80mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.80mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	0.80mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.82mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	44d	1	0.82mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.83mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.83mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.84mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	0.85mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	4d	1	0.87mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	0.90mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	0.92mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.96mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	3d	1	1.03mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	1.03mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	1.04mi

HOA detail condo

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

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-03-27
   listed $139,000 Active
3. 2023-03-30
   soldstatus $122,250 Closed 895-char remark

   Show marketing remark (895 chars)

   One bedroom with terrace, and close to vibrant downtown White Plains shops, restaurants, and Metro North. Hardwood floors with no carpet required, sizeable bedroom, windows ACs and close enough to the city, but far enough to enjoy a respite. Summit House Co-op offers the best of owning without a heavy price tag. Guaranteed no wait assigned parking. No dogs allowed; no renting allowed. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls.5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Elementary School. Short waitlist for parking. Maintenance only $406/mo with STAR. Debt to income must be under 30%, 700 credit score. Make an appointment today! Additional Information: HeatingFuel:Oil Below Ground,

4. 2022-10-01
   status Pending 895-char remark

   Show marketing remark (895 chars)

   One bedroom with terrace, and close to vibrant downtown White Plains shops, restaurants, and Metro North. Hardwood floors with no carpet required, sizeable bedroom, windows ACs and close enough to the city, but far enough to enjoy a respite. Summit House Co-op offers the best of owning without a heavy price tag. Guaranteed no wait assigned parking. No dogs allowed; no renting allowed. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls.5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Elementary School. Short waitlist for parking. Maintenance only $406/mo with STAR. Debt to income must be under 30%, 700 credit score. Make an appointment today! Additional Information: HeatingFuel:Oil Below Ground,

5. 2022-08-28
   listed $119,900 Active 895-char remark

   Show marketing remark (895 chars)

   One bedroom with terrace, and close to vibrant downtown White Plains shops, restaurants, and Metro North. Hardwood floors with no carpet required, sizeable bedroom, windows ACs and close enough to the city, but far enough to enjoy a respite. Summit House Co-op offers the best of owning without a heavy price tag. Guaranteed no wait assigned parking. No dogs allowed; no renting allowed. Complex located next to park which offers pool, baseball, basketball, & grills for BBQs! Well maintained building minutes to major highways & parkways. Convenient to all White Plains shopping malls.5 min walk to White Plains Metro North & Trans-Center. Pathway from building to Elementary School. Short waitlist for parking. Maintenance only $406/mo with STAR. Debt to income must be under 30%, 700 credit score. Make an appointment today! Additional Information: HeatingFuel:Oil Below Ground,

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 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: $35,385
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,831
• − Management: −$2,831
• − HOA: −$9,864
• − Depreciation: −$4,044
• Taxable income: $5,250
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $5,303/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

Fair 45/100 Moderate rehab

The property requires moderate repairs and updates to its exterior and interior, particularly the kitchen and bathroom, to significantly increase its resale and rental value.

Repairs flagged

• Major exterior stone facade — Significant wear and tear
• Minor interior walls — Minimal discoloration
• Major flooring — Carpeted floors in need of cleaning
• Moderate kitchen appliances — Basic appliances, dated design
• Moderate bathroom tiles — Checkered tile, dated design

Value-add opportunities

• Both Paint exterior stone facade — Enhances curb appeal and value
• Both Replace kitchen appliances — Modernizes the space and attracts buyers
• Both Update bathroom tiles — Modernizes the space and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior stone facade · Significant wear and tear	Major	$15,000–50,000
interior walls · Minimal discoloration	Minor	$500–3,000
flooring · Carpeted floors in need of cleaning	Major	$15,000–50,000
kitchen appliances · Basic appliances, dated design	Moderate	$3,000–15,000
bathroom tiles · Checkered tile, dated design	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$36,500–133,000

Value-add ROI direction

• Both Paint exterior stone facade — Enhances curb appeal and value ↑
• Both Replace kitchen appliances — Modernizes the space and attracts buyers ↑
• Both Update bathroom tiles — Modernizes the space and attracts 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): 11,930
• Household income: $85,859
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 944.0

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 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 28% Black 14% Asian 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3% Dominican 7%
• Common ancestry: Romanian 5% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 26% Other Indo-European 7% French/Haitian/Cajun 4%

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: ▲ 2.69%
• Current HPI: 170.1993
• Rent YoY: ▲ 4.82%
• 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

+15.9% since first listed

5 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-30 Sold (MLS) $122,250 OneKey® MLS as Distributed by MLS Grid
• 2022-10-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-08-28 Listed $119,900 OneKey® MLS as Distributed by MLS Grid