12 Old Mamaroneck Rd Unit 2G · White Plains, NY 10605

$325,000

2 bd · 1.5 ba · 1,100 sqft · Condo · 113 Days on market

Built 1960 Fair condition $295/sqft · 15% above area Est $283k · 15% over

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique 2-bedroom 1.1 bathroom coop, has a private fenced-in outdoor patio, conveniently located steps from downtown White Plains. Off the dining room is a large fenced-in private patio that is approximately 200 sq. ft. Bring your creativity; this unit needs updating. Conveniently located near stores, trains, buses, and entertainment. Laundry is located on every floor. An indoor parking spot will be assigned after closing. The Crystal House has a full-time doorman, live in super and is very well maintained complex. Heat, HW Sewer and Water included in maininence

Key facts

• Live in super
• Full-time doorman
• Garage

Tags

• LARGE FENCED-IN PRIVATE PATIO
• FULL-TIME DOORMAN
• LIVE IN SUPER
• WELL MAINTAINED COMPLEX

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $296k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• 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); 112 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($296k) 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

• 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 $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $283,477
• List price: $325,000
• Delta: 14.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $4,782
• Equity at exit: $48,459

10-year hold

• IRR: 14.1%
• Equity multiple: 2.32×
• Total profit: $119,795
• Equity at exit: $28,100

Cash invested: $91,000 (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: 112
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,719 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $692

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 76%

Sensitivity live

Price	-10% $917	-5% $804	+0% $692	+5% $580	+10% $467
Rent	-10% $398	-5% $545	+0% $692	+5% $839	+10% $986
Rate	-1.0pp $856	-0.5pp $775	base $692	+0.5pp $608	+1.0pp $522

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	26d	1	0.17mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	22d	1	0.26mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	0d	122	0.27mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	45d	1	0.38mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	45d	1	0.38mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	45d	17	0.42mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	0d	11	0.44mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	5d	1	0.44mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,072	$5.21	0d	17	0.51mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	5d	2	0.53mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	45d	1	0.61mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	26d	1	0.61mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	17d	1	0.64mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	15d	1	0.70mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	45d	1	0.72mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	45d	1	0.73mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	15d	2	0.74mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	21d	2	0.74mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	4d	1	0.74mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	45d	2	0.74mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$4,295	$5.51	1d	10	0.80mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	24d	2	0.80mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	5d	3	0.81mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	15d	1	0.82mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$5,418	$6.66	0d	23	0.82mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	26d	1	0.84mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$4,093	$4.38	1d	19	0.87mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	0d	28	0.88mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	45d	1	0.90mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,149	$6.22	0d	27	0.91mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	45d	1	0.92mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	19	0.95mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	46d	1	0.96mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	7d	1	0.97mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	45d	1	0.99mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	45d	1	1.02mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	22d	1	1.04mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	45d	1	1.06mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	26d	1	1.08mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	45d	1	1.21mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $325,000 Active 113 DOM
2. 2026-06-18
   days on market $325,000 Active 110 DOM
3. 2026-06-17
   days on market $325,000 Active 109 DOM
4. 2026-06-16
   days on market $325,000 Active 108 DOM
5. 2026-06-15
   days on market $325,000 Active 107 DOM
6. 2026-06-13
   days on market $325,000 Active 105 DOM
7. 2026-06-13
   days on market $325,000 Active 104 DOM
8. 2026-06-09
   days on market $325,000 Active 101 DOM
9. 2026-06-08
   days on market $325,000 Active 100 DOM
10. 2026-06-07
    days on market $325,000 Active 99 DOM
11. 2026-06-04
    days on market $325,000 Active 96 DOM
12. 2026-06-03
    days on market $325,000 Active 95 DOM
13. 2026-06-02
    days on market $325,000 Active 94 DOM
14. 2026-06-01
    days on market $325,000 Active 93 DOM
15. 2026-05-31
    days on market $325,000 Active 92 DOM
16. 2026-04-15
    status Active 584-char remark

    Show marketing remark (584 chars)

    This unique 2-bedroom 1.1 bathroom coop, has a private fenced-in outdoor patio, conveniently located steps from downtown White Plains. Off the dining room is a large fenced-in private patio that is approximately 200 sq. ft. Bring your creativity; this unit needs updating. Conveniently located near stores, trains, buses, and entertainment. Laundry is located on every floor. An indoor parking spot will be assigned after closing. The Crystal House has a full-time doorman, live in super and is very well maintained complex. Heat, HW Sewer and Water included in maininence

17. 2026-03-20
    status Pending 584-char remark

    Show marketing remark (584 chars)

    This unique 2-bedroom 1.1 bathroom coop, has a private fenced-in outdoor patio, conveniently located steps from downtown White Plains. Off the dining room is a large fenced-in private patio that is approximately 200 sq. ft. Bring your creativity; this unit needs updating. Conveniently located near stores, trains, buses, and entertainment. Laundry is located on every floor. An indoor parking spot will be assigned after closing. The Crystal House has a full-time doorman, live in super and is very well maintained complex. Heat, HW Sewer and Water included in maininence

18. 2026-01-29
    listed $325,000 Active 584-char remark

    Show marketing remark (584 chars)

    This unique 2-bedroom 1.1 bathroom coop, has a private fenced-in outdoor patio, conveniently located steps from downtown White Plains. Off the dining room is a large fenced-in private patio that is approximately 200 sq. ft. Bring your creativity; this unit needs updating. Conveniently located near stores, trains, buses, and entertainment. Laundry is located on every floor. An indoor parking spot will be assigned after closing. The Crystal House has a full-time doorman, live in super and is very well maintained complex. Heat, HW Sewer and Water included in maininence

ⓘ 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

Taxation est. · year 1

• Rental income: $44,628
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,570
• − Management: −$3,570
• − Depreciation: −$9,455
• Taxable income: $3,328
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $7,505/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 · 11 photos

Fair 45/100 Moderate rehab

This 2-bedroom coop requires moderate updates to the kitchen and bathroom, with additional improvements to the exterior and landscaping to enhance its curb appeal and overall value.

Repairs flagged

• Minor Kitchen backsplash — Slight wear on the backsplash
• Minor Bathroom faucet — Slight discoloration on the faucet

Value-add opportunities

• Resale Kitchen backsplash replacement — Fresh backsplash enhances the kitchen's appeal and value.
• Resale Bathroom faucet replacement — New faucet improves the bathroom's functionality and aesthetics.
• Both Landscaping improvements — Landscaping enhances curb appeal and can attract more potential buyers or renters.
• Both Painting — Painting can refresh the interior and exterior, making the property more appealing to buyers and renters.
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency, which is important for both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · Slight wear on the backsplash	Minor	$500–3,000
Bathroom faucet · Slight discoloration on the faucet	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Kitchen backsplash replacement — Fresh backsplash enhances the kitchen's appeal and value. ↑
• Resale Bathroom faucet replacement — New faucet improves the bathroom's functionality and aesthetics. ↑
• Both Landscaping improvements — Landscaping enhances curb appeal and can attract more potential buyers or renters. ↑
• Both Painting — Painting can refresh the interior and exterior, making the property more appealing to buyers and renters. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency, which is important for both buyers and renters. ↑

ⓘ 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

• 2026-04-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Listed $325,000 OneKey® MLS as Distributed by MLS Grid