143 Garth Rd Unit 3L · Eastchester, NY 10583

$269,000

1 bd · 1.0 ba · 850 sqft · Condo · 19 Days on market

Built 1929 $316/sqft · at area comps Est $281k · at est.

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +9.4/15.0
• 1% rule +7.5/10.0
• Schools +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated corner one-bedroom co-op in prestigious Colchester Hall, a vintage 1929 building on Garth Road. This sun-filled home blends classic charm with modern luxury throughout. The chef's eat-in kitchen showcases quartz countertops, custom white cabinetry, and stainless steel appliances including a professional-grade slide-in range, French door refrigerator, microwave, dishwasher, and wine cooler. The oversized living/dining room offers abundant natural light and tree-lined street views. The generously sized corner bedroom features refinished hardwood floors, a large double closet, and the privacy of no side neighbors. The renovated hall bathroom is elegant and modern. Custom closets galore and refinished hardwood floors throughout complete this move-in-ready gem. Dog-friendly building—the only one on Garth Road! (30 lb maximum). Just a 5-minute walk to Scarsdale Village shops, dining, and the Metro-North station for a 30-minute express commute to Grand Central Terminal. Residents are eligible for Lake Isle Country Club membership featuring an 18-hole Par 70 golf course, 8 tennis courts, and 5 swimming pools including a 50-meter Olympic pool with eight racing lanes. Enjoy Bronx River Parkway trails or Bike Sundays on the Parkway! Maintenance is without STAR.

Key facts

• Quartz countertops
• Corner bedroom
• Garage

Tags

• CHEF'S EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• OVERSIZED LIVING DINING ROOM
• CORNER BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $265k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.2% in Eastchester — 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 78/100 on livability (#159 in NY, #2,451 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, commute A+; Watch: amenities D-, cost of living F, health & safety D-.
• Eastchester Union Free School District (suburban): math 79% / reading 80% proficiency, ranked #42 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 292 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 16% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $75k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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.
• Current owner paid $207k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $264,965 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $281,096
• List price: $269,000
• Delta: -4.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $7,007
• Equity at exit: $40,109

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $71,394
• Equity at exit: $23,258

Cash invested: $75,320 (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 10583

• Active inventory: 292
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,358 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $794

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 71%

Sensitivity live

Price	-10% $980	-5% $887	+0% $794	+5% $701	+10% $608
Rent	-10% $528	-5% $661	+0% $794	+5% $926	+10% $1,059
Rate	-1.0pp $929	-0.5pp $862	base $794	+0.5pp $724	+1.0pp $653

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	0.13mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	0.13mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	0.13mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.34mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	44d	1	0.34mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.36mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	44d	1	0.62mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	44d	1	0.66mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	8d	1	0.71mi

HOA detail condo

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

Listing history 24 events

1. 2026-05-06
   status Pending 1296-char remark

   Show marketing remark (1296 chars)

   Newly renovated corner one-bedroom co-op in prestigious Colchester Hall, a vintage 1929 building on Garth Road. This sun-filled home blends classic charm with modern luxury throughout. The chef's eat-in kitchen showcases quartz countertops, custom white cabinetry, and stainless steel appliances including a professional-grade slide-in range, French door refrigerator, microwave, dishwasher, and wine cooler. The oversized living/dining room offers abundant natural light and tree-lined street views. The generously sized corner bedroom features refinished hardwood floors, a large double closet, and the privacy of no side neighbors. The renovated hall bathroom is elegant and modern. Custom closets galore and refinished hardwood floors throughout complete this move-in-ready gem. Dog-friendly building—the only one on Garth Road! (30 lb maximum). Just a 5-minute walk to Scarsdale Village shops, dining, and the Metro-North station for a 30-minute express commute to Grand Central Terminal. Residents are eligible for Lake Isle Country Club membership featuring an 18-hole Par 70 golf course, 8 tennis courts, and 5 swimming pools including a 50-meter Olympic pool with eight racing lanes. Enjoy Bronx River Parkway trails or Bike Sundays on the Parkway! Maintenance is without STAR.

2. 2026-04-17
   listed $269,000 Active 1296-char remark

   Show marketing remark (1296 chars)

   Newly renovated corner one-bedroom co-op in prestigious Colchester Hall, a vintage 1929 building on Garth Road. This sun-filled home blends classic charm with modern luxury throughout. The chef's eat-in kitchen showcases quartz countertops, custom white cabinetry, and stainless steel appliances including a professional-grade slide-in range, French door refrigerator, microwave, dishwasher, and wine cooler. The oversized living/dining room offers abundant natural light and tree-lined street views. The generously sized corner bedroom features refinished hardwood floors, a large double closet, and the privacy of no side neighbors. The renovated hall bathroom is elegant and modern. Custom closets galore and refinished hardwood floors throughout complete this move-in-ready gem. Dog-friendly building—the only one on Garth Road! (30 lb maximum). Just a 5-minute walk to Scarsdale Village shops, dining, and the Metro-North station for a 30-minute express commute to Grand Central Terminal. Residents are eligible for Lake Isle Country Club membership featuring an 18-hole Par 70 golf course, 8 tennis courts, and 5 swimming pools including a 50-meter Olympic pool with eight racing lanes. Enjoy Bronx River Parkway trails or Bike Sundays on the Parkway! Maintenance is without STAR.

3. 2026-04-17
   historical

   Show marketing remark (1296 chars)

   Newly renovated corner one-bedroom co-op in prestigious Colchester Hall, a vintage 1929 building on Garth Road. This sun-filled home blends classic charm with modern luxury throughout. The chef's eat-in kitchen showcases quartz countertops, custom white cabinetry, and stainless steel appliances including a professional-grade slide-in range, French door refrigerator, microwave, dishwasher, and wine cooler. The oversized living/dining room offers abundant natural light and tree-lined street views. The generously sized corner bedroom features refinished hardwood floors, a large double closet, and the privacy of no side neighbors. The renovated hall bathroom is elegant and modern. Custom closets galore and refinished hardwood floors throughout complete this move-in-ready gem. Dog-friendly building—the only one on Garth Road! (30 lb maximum). Just a 5-minute walk to Scarsdale Village shops, dining, and the Metro-North station for a 30-minute express commute to Grand Central Terminal. Residents are eligible for Lake Isle Country Club membership featuring an 18-hole Par 70 golf course, 8 tennis courts, and 5 swimming pools including a 50-meter Olympic pool with eight racing lanes. Enjoy Bronx River Parkway trails or Bike Sundays on the Parkway! Maintenance is without STAR.

4. 2026-03-20
   price $275,000
5. 2026-01-08
   price $285,000
6. 2025-10-16
   listed $299,000 Active
7. 2017-06-29
   soldstatus $207,000 Sold
8. 2017-04-04
   historical Pending
9. 2017-01-30
   listed $214,000 Active
10. 2014-03-15
    price $210,000
11. 2014-02-19
    historical Cancelled
12. 2014-02-19
    historical
13. 2013-12-11
    listed Active
14. 2013-12-11
    listed $169,000
15. 2013-12-11
    historical
16. 2013-12-10
    historical
17. 2013-09-10
    price
18. 2013-03-22
    price
19. 2012-12-03
    listed Active
20. 2012-12-03
    listed $169,000
21. 2008-02-02
    historical
22. 2008-01-16
    soldstatus $210,000
23. 2007-10-24
    price $224,000
24. 2007-08-09
    listed $224,000

ⓘ 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 ≥100°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: $40,293
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,223
• − Management: −$3,223
• − Depreciation: −$7,825
• Taxable income: $5,572
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $8,186/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: Eastchester Union Free School District
• NCES district ID: 3610080
• Math proficiency: 79% ▲ 1.00%
• Reading proficiency: 80% ▲ 9.00%
• Median HH income: $96,944
• Composite: 71.74/100
• National rank: #216
• State rank: #42 of 590 in NY

Livability — Eastchester

• Score: 78/100
• State rank: #159
• US rank: #2451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastchester, NY
• County: Westchester County · 709,332 people
• City population: 10,274
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 5%

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: ▼ -851.83%
• Current HPI: 283.4725
• Rent YoY: —
• 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

+20.1% since first listed

24 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-29 Sold (MLS) $207,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-04 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-01-30 Listed $214,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $210,000 HGMLS
• 2014-02-19 Delisted — HGMLS
• 2014-02-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-12-11 Listed — HGMLS
• 2013-12-11 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-11 Delisted — HGMLS
• 2013-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-09-10 Price Changed — HGMLS
• 2013-03-22 Price Changed — HGMLS
• 2012-12-03 Listed — HGMLS
• 2012-12-03 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2008-02-02 Delisted — HGMLS
• 2008-01-16 Sold (MLS) $210,000 HGMLS
• 2007-10-24 Price Changed $224,000 HGMLS
• 2007-08-09 Listed $224,000 HGMLS