10 Hampton Ter · Fairview, NY 10607

$559,000

3 bd · 2.0 ba · 1,547 sqft · SingleFamily · 104 Days on market

Built 1955 9,583 sqft lot Est $692k · 19% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +4.9/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Listing – 10 Hampton Terrace, White Plains, NY Endless potential in White Plains! This 3-bedroom, 2-bath home sits on a . 22-acre lot with plenty of parking, a deck, and outdoor entertaining space. The main level features 3 bedrooms, a bathroom, living room, dining area, and family room. Upstairs, unfinished space offers the opportunity to create a master suite or additional bedrooms and bath. The lower level includes an office, open recreation space, laundry, bathroom, and garage access. The home is being sold AS-IS—there is no kitchen currently installed—making this the perfect renovation project for investors, cash buyers, or creative homeowners looking to customiz

Key facts

• Flexible layout
• Unfinished space
• Prime location

Tags

• OUTDOOR ENTERTAINING SPACE
• UNFINISHED SPACE
• OPEN RECREATION SPACE
• FLEXIBLE LAYOUT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $559k.

Deal economics

• At list price, monthly cash flow is $-71 ($-858/yr) — negative.
• To cash-flow at today's rent, offer at most $546k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $536k (4.1% below list).
• Recommended offer: $509k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.8% in Fairview — 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 79/100 on livability (#149 in NY, #2,302 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highview School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 246 students, 0% FRL); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL) — zoned schools average 22% FRL vs 42% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k of loan paydown is wiped out by about $17k 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

• It's been on market 104 days — a 9% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $90k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $390k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $508,690 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. 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?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $691,509
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Gibson Ave	0.46mi	3/2.5	1,560 (+1%)	17mo	$619,000	$397	61
7 Bonnie Briar Rd	0.59mi	3/2.0	1,608 (+4%)	13mo	$900,000	$560	55
41 Manhattan Ave	0.41mi	3/2.5	1,620 (+5%)	21mo	$665,000	$410	54
40 Barnwell Dr	0.59mi	3/1.5	1,616 (+4%)	13mo	$675,000	$418	52
6 Alan Pl	0.57mi	3/1.5	1,520 (-2%)	20mo	$615,000	$405	52
25 Midway Rd	0.52mi	4/2.5 (+1)	1,689 (+9%)	5mo	$755,000	$447	49
959 Hartsdale Rd	0.72mi	4/1.5 (+1)	1,457 (-6%)	1mo	$786,000	$539	49
15 Barnwell Dr	0.55mi	3/2.5	1,596 (+3%)	22mo	$750,000	$470	48
10 Barnwell Dr	0.57mi	3/2.0	1,467 (-5%)	20mo	$789,000	$538	48
25 Joan Ave	0.44mi	2/2.0 (-1)	1,622 (+5%)	22mo	$475,000	$293	48
14 Midway Rd	0.59mi	3/1.5	1,732 (+12%)	8mo	$729,000	$421	44
46 Bowbell Rd	0.62mi	3/1.5	1,330 (-14%)	14mo	$700,000	$526	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-94,780
• Equity at exit: $83,349

10-year hold

• IRR: -8.9%
• Equity multiple: 0.44×
• Total profit: $-86,958
• Equity at exit: $48,332

Cash invested: $156,520 (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 10607

• Active inventory: 40
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,361 high
• Mortgage (P&I): −$2,931
• Tax from tax record: −$1,142 /mo · $13,704/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,126
• Net cashflow: $-71

Break-even live

Break-even rent $5,451

Max offer price $546,376

Occupancy floor 96%

Sensitivity live

Price	-10% $245	-5% $87	+0% $-71	+5% $-230	+10% $-388
Rent	-10% $-495	-5% $-283	+0% $-71	+5% $140	+10% $352
Rate	-1.0pp $210	-0.5pp $71	base $-71	+0.5pp $-216	+1.0pp $-364

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: $139,750
• Closing costs: $16,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Francine Ct White Plains, NY	4.0	2.5	2000	$6,800	$3.40	17d	1	0.44mi
846 Hartsdale Rd White Plains, NY	3.0	2.5	1500	$5,200	$3.47	19d	1	0.50mi
290 E Main St Elmsford, NY	1.0–2.0	1.0–2.0	1077	$4,107	$3.81	0d	7	0.63mi
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	26d	1	0.96mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	26d	1	0.98mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	45d	1	1.42mi

Listing history 7 events

1. 2026-01-26
   status Pending
2. 2026-01-08
   status Active
3. 2025-11-14
   status Pending
4. 2025-10-06
   price $559,000
5. 2025-09-16
   price $599,000
6. 2025-08-19
   listed $649,000 Active
7. 2025-07-23
   soldstatus $390,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $13,704 · $1,142/mo
• Projected year-2 tax: $13,704 · $1,142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $64,327
• − Mortgage interest: −$31,313
• − Property taxes: −$13,704
• − Insurance: −$2,795
• − Repairs & maintenance: −$5,146
• − Management: −$5,146
• − Depreciation: −$16,262
• Taxable loss: −$10,038
• Est. tax savings @ 24.0%: +$2,409
• After-tax cash flow: $1,552/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — Fairview

• Score: 79/100
• State rank: #149
• US rank: #2302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, NY
• Population (ZIP): 6,222

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 0.74)
• Race & ethnicity: Black 30% White 29% Hispanic / Latino 27% Asian 12% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 3% Hispanic 2%
• Foreign-born: 30% · Canada, South Korea, Jamaica
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 6% Korean 3%

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: ▼ -357.34%
• Current HPI: 344.8189
• 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

+43.3% since first listed

7 events — show timeline

• 2026-01-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $559,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-23 Sold (Public Records) $390,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $13,704 · -2.8% YoY. Source: county tax records.