395 Westchester Ave Unit LC · Port Chester, NY 10573

$149,999

4 bd · 1.0 ba · 1,250 sqft · Condo · 396 Days on market

Built 1969 ↓ 42% since listing

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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 +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

CENTRALLY LOCATED LARGE COOP THAT CAN BE USED AS EITHER A RESIDENTIAL * * (CONVERSION REQUIRED) OR PROFESSIONAL OFFICE SPACE PARKING AVAILABLE DURING THE DAY * * PARKING IN THE OPEN LOT * * IT IS READY FOR HIGH END DENTAL EQUIPMENT OR MULTI ROOM OFFICE * * LOCATED IN A BUSY ROAD OF PORT CHESTER WITH MANY OTHER AREA COOPERATIVE AND CONDO BUILDINGS * * THERE ARE APPROXIMATELY 100 UNITS IN THE COMPLEX * * LOCATED NEXT TO A BUS STOP * * GROUND FLOOR (OFFICE) UNIT HAS ITS OWN ENTRANCE * * SIX OPERATORIES ROOMS, INCLUDING AN X-RAY ROOM * * ALL ROOMS EQUIPPED WITH CABINETRY, COUNTERTOPS, AND SINKS * * CENTRAL A/C * * FULL RECEPTION AREA/WAITING ROOM AND HALF BATH

Key facts

• Full reception area
• Ground floor unit
• Waiting room

Tags

• GROUND FLOOR UNIT
• OWN ENTRANCE
• SIX OPERATORIES ROOMS
• X-RAY ROOM
• FULL RECEPTION AREA
• WAITING ROOM

Property features AI

Finance

• HOA & community: Association: Garthchester Realty; Monthly capital improvement fee of $119.61

Exterior

• Parking: 1 unassigned parking space; No carport
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; 6-story building; One level unit; Entry on level 1; Front-facing location; Actual property condition
• Construction: Brick construction
• Exterior features: Level lot; Near public transit; Near shops; In-ground pool; Pool/Spa

Interior

• Kitchen: No appliances included
• Bedrooms: Home office (additional room)
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Private entrance; Mailbox
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 4.3% in Port Chester — 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 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 446 students, 66% FRL); Port Chester Middle School (math 20% / reading 43%, grade F, #522 of 729 statewide, top 73%, 971 students, 75% FRL); Port Chester Senior High School (math 88% / reading 92%, grade A+, #238 of 1,100 statewide, top 23%, 1,555 students, 73% FRL).
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,320/mo this rent would consume 49% of the median local household income ($106k/yr) (locally 1362% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 396 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 396 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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 D-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. 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: 2.88% ✓
• Cap rate: 25.30%
• Cash-on-cash: 67.88%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 63.8%
• Equity multiple: 3.72×
• Total profit: $114,424
• Equity at exit: $22,365

10-year hold

• IRR: 67.3%
• Equity multiple: 6.85×
• Total profit: $245,834
• Equity at exit: $12,969

Cash invested: $42,000 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $4,320 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$907
• Net cashflow: $2,376

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 40%

Sensitivity live

Price	-10% $2,480	-5% $2,428	+0% $2,376	+5% $2,324	+10% $2,272
Rent	-10% $2,035	-5% $2,205	+0% $2,376	+5% $2,547	+10% $2,717
Rate	-1.0pp $2,451	-0.5pp $2,414	base $2,376	+0.5pp $2,337	+1.0pp $2,298

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Ridge St Unit 2 Rye Brook, NY	3.0	1.0	1350	$3,800	$2.81	26d	1	0.54mi
22 Wyman St Rye Brook, NY	3.0	1.0	1193	$3,500	$2.93	45d	1	0.64mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$4,950	$4.13	2d	1	0.68mi
82 Putnam Ave Port Chester, NY	3.0	1.0	1200	$3,600	$3.00	45d	1	0.79mi
20 Church St W Unit A24 Greenwich, CT	3.0	2.0	1578	$10,500	$6.65	4d	1	0.82mi
19 Edison Pl Unit 2 Port Chester, NY	3.0	2.0	1500	$3,800	$2.53	14d	1	0.87mi
11 Madison Ave Unit 2nd Fl Port Chester, NY	3.0	1.0	1200	$3,700	$3.08	26d	1	0.91mi
5 Wellington Pl Unit B Greenwich, CT	3.0	2.0	1152	$4,500	$3.91	45d	1	0.91mi
10 Prospect St W Greenwich, CT	4.0	2.0	1784	$7,495	$4.20	0d	1	0.93mi
71 Byram Rd Unit 2 Greenwich, CT	3.0	2.0	1200	$3,400	$2.83	25d	1	1.03mi
89 View St W Unit 2nd floor Greenwich, CT	3.0	2.0	1870	$5,450	$2.91	20d	1	1.11mi
42 Tower Hill Dr Port Chester, NY	4.0	1.5	1864	$5,100	$2.74	45d	1	1.16mi
68 Pemberwick Rd Unit 1 Greenwich, CT	3.0	1.5	1300	$4,000	$3.08	45d	1	1.33mi
108 Monica Rd Unit 4 Greenwich, CT	3.0	1.5	1364	$3,775	$2.77	22d	1	1.34mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$6,537	$5.30	0d	18	1.38mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$8,750	$7.07	0d	3	1.46mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $149,999 Active 396 DOM
2. 2026-06-18
   days on market $149,999 Active 393 DOM
3. 2026-06-17
   days on market $149,999 Active 392 DOM
4. 2026-06-16
   days on market $149,999 Active 391 DOM
5. 2026-06-15
   days on market $149,999 Active 390 DOM
6. 2026-06-13
   days on market $149,999 Active 388 DOM
7. 2026-06-13
   days on market $149,999 Active 387 DOM
8. 2026-06-09
   days on market $149,999 Active 384 DOM
9. 2026-06-08
   days on market $149,999 Active 383 DOM
10. 2026-06-07
    days on market $149,999 Active 382 DOM
11. 2026-06-04
    days on market $149,999 Active 379 DOM
12. 2026-06-03
    days on market $149,999 Active 378 DOM
13. 2026-06-02
    days on market $149,999 Active 377 DOM
14. 2026-06-01
    days on market $149,999 Active 376 DOM
15. 2026-05-31
    days on market $149,999 Active 375 DOM
16. 2026-04-16
    status Pending
17. 2025-05-16
    price $149,999
18. 2025-04-09
    listed $259,000 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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,836
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$4,147
• − Management: −$4,147
• − Depreciation: −$4,364
• Taxable income: $27,776
• Est. tax owed @ 24.0%: −$6,666
• After-tax cash flow: $21,845/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: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 1%

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: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• 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

-42.1% since first listed

3 events — show timeline

• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-09 Listed $259,000 OneKey® MLS as Distributed by MLS Grid