25 Lawrence Dr Unit A · Valhalla, NY 10603

$179,900

2 bd · 1.0 ba · 900 sqft · Condo · 33 Days on market

Built 1951 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
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming first floor co-op offers comfortable living in a quiet, well maintained community. Features include hardwood floors, an inviting eat in kitchen and plenty of closets for all your storage needs. Monthly maintenance includes Heat, hot water, and sewer. Perfectly situated-just minutes away from Metro North, major highways, shopping, parks and schools-making it an ideal location for both convenience and lifestyle. Close to Virginia Elementary schools and 1 mile to Metro North Train Station. Unit needs lots of TLC.

Key facts

• Close to schools
• Plenty of closets
• Eat in kitchen

Tags

• FIRST FLOOR CO-OP
• HARDWOOD FLOORS
• EAT IN KITCHEN
• PLENTY OF CLOSETS
• QUIET COMMUNITY
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: Additional monthly fee of $147.78 (ends December 31, 2028)

Exterior

• Parking: Unassigned parking (waitlist); Parking fee applies
• Utilities: Con Edison electric; Public sewer; Cable available; Electricity available; Natural gas available and connected; Sewer connected; Public trash collection; Water available
• Home design: Stock cooperative; Fixer condition; 2 total stories; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Refrigerator; Oven
• Bedrooms: One level (entry level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Radiant heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; High ceilings; Washer/dryer hookup
• Laundry & utility: Washer hookup in kitchen; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.8% in Valhalla — 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 63/100 on livability (#795 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: amenities F, cost of living F, health & safety F.
• Valhalla Union Free School District (suburban): math 68% / reading 66% proficiency, ranked #119 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Virginia Road Elementary School (317 students, 16% FRL); Valhalla Middle School (math 57% / reading 67%, grade B+, #136 of 729 statewide, top 20%, 301 students, 24% FRL); Valhalla High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 429 students, 25% FRL).
• Market conditions: 111 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.23%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.3%
• Equity multiple: 1.78×
• Total profit: $39,512
• Equity at exit: $26,824

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $123,062
• Equity at exit: $15,554

Cash invested: $50,372 (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: 111
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,021 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,077

Break-even live

Break-even rent $1,658

Max offer price $179,900

Occupancy floor 59%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Custis Ave Unit 2nd floor White Plains, NY	3.0	1.0	1100	$3,500	$3.18	44d	1	0.52mi
13 Summitt Pl Valhalla, NY	1.0	1.0	566	$2,500	$4.42	15d	1	0.66mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	44d	1	0.79mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	25d	1	1.01mi

HOA detail condo

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

Listing history 2 events

1. 2026-04-15
   status Pending
2. 2026-03-13
   listed $179,900 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,250
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − Depreciation: −$5,233
• Taxable income: $10,744
• Est. tax owed @ 24.0%: −$2,578
• After-tax cash flow: $10,342/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

This moderate-rehab property offers a good starting point for investors but requires kitchen and bathroom renovations, exterior painting, and landscaping improvements to maximize its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Appliances — Standard but outdated models.
• Moderate Bathroom fixtures — Dated and worn appearance.
• Moderate Exterior siding — Signs of wear and potential damage.
• Moderate Paint — Worn and faded appearance.
• Minor Windows — Clean but may need cleaning.
• Minor HVAC units — Standard units but may need maintenance.
• Minor Landscaping — Basic and could be improved for curb appeal.

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Bathroom renovation — Updating bathrooms can also boost both resale and rental value.
• Both Exterior painting — Fresh paint can improve curb appeal and property value.
• Both Landscaping — Aesthetic improvements can enhance both resale and rental appeal.
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties and can attract tenants.
• Rental Window cleaning — Clean windows can make the property more appealing to potential tenants and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Appliances · Standard but outdated models.	Moderate	$3,000–15,000
Bathroom fixtures · Dated and worn appearance.	Moderate	$3,000–15,000
Exterior siding · Signs of wear and potential damage.	Moderate	$3,000–15,000
Paint · Worn and faded appearance.	Moderate	$3,000–15,000
Windows · Clean but may need cleaning.	Minor	$500–3,000
HVAC units · Standard units but may need maintenance.	Minor	$500–3,000
Landscaping · Basic and could be improved for curb appeal.	Minor	$500–3,000
Total estimated repair cost · 8 items		$16,500–84,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — Updating bathrooms can also boost both resale and rental value. ↑
• Both Exterior painting — Fresh paint can improve curb appeal and property value. ↑
• Both Landscaping — Aesthetic improvements can enhance both resale and rental appeal. ↑
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties and can attract tenants. ↑
• Rental Window cleaning — Clean windows can make the property more appealing to potential tenants and 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: Valhalla Union Free School District
• NCES district ID: 3629400
• Math proficiency: 68% ▲ 3.00%
• Reading proficiency: 66% ▲ 7.00%
• Median HH income: $106,068
• Composite: 62.26/100
• National rank: #699
• State rank: #119 of 590 in NY

Livability — Valhalla

• Score: 63/100
• State rank: #795
• US rank: #15361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,180
• 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

2 events — show timeline

• 2026-04-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Listed $179,900 OneKey® MLS as Distributed by MLS Grid