300 Mamaroneck Ave #628 · White Plains, NY 10605

$609,000

2 bd · 2.0 ba · 1,060 sqft · MultiFamily public records · 21 Days on market

Built 2006 $945/mo HOA · 23% of rent

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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 +24.6/30.0
• 1% rule +8.3/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Impeccable Two Bedroom Two Bath Condo with Balcony at Jefferson Place is centrally located in the heart of vibrant downtown White Plains. Relax or entertain on your private balcony with wonderful views. Open layout with sunfilled living room, granite and stainless kitchen with deep pantry, renovated marble baths, upscale lighting with dimmers, custom window treatments and window seat cushions, wood floors, two zone heat/AC, full size washer/dryer, walk in California Closets in each bedroom, TWO deeded indoor parking spaces! Enjoy immaculate home and convenience in desirable luxury atmosphere with 24 hour concierge, state of the art fitness room, community room with catering kitchen/fireplace/billiard table, children's play room, business center, conference room/library and media room. 35 min train to Grand Central. Leave car at home and shop, dine, play in your neighborhood. Welcome Home! Additional Information: ParkingFeatures:2 Car Detached,

Key facts

• $945 HOA
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $609k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $609k).
• Recommended offer: $600k (1.5% 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); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $8,120/mo this rent would consume 65% of the median local household income ($149k/yr) (locally 581% 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 $4k of loan paydown is wiped out by about $18k 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 $171k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($600k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $510k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $599,865 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.39
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $11,415
• Equity at exit: $90,804

10-year hold

• IRR: 14.9%
• Equity multiple: 2.43×
• Total profit: $244,284
• Equity at exit: $52,655

Cash invested: $170,520 (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 10605

• Rents YoY: 6.4%
• Active inventory: 111
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $8,120 high
• Mortgage (P&I): −$3,194
• Tax est. 1.5%: −$761 /mo · $9,135/yr
• Insurance: −$254
• HOA: −$945
• Vacancy / Maint / Mgmt: −$1,705
• Net cashflow: $1,261

Break-even live

Break-even rent $6,524

Max offer price $609,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$8,120
Total (2 units)			$8,120

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: $152,250
• Closing costs: $18,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	1d	126	0.11mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	43d	1	0.23mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	20d	1	0.25mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	0.26mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	43d	17	0.28mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	2d	1	0.31mi
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	24d	1	0.34mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	1d	11	0.34mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,355	$5.50	1d	19	0.36mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.40mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	43d	1	0.46mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	0.46mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.49mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.56mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	43d	1	0.57mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	18d	2	0.57mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.57mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	43d	2	0.57mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	0.57mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	43d	1	0.58mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	0.62mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	0.63mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	2d	3	0.64mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	0.66mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.67mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.70mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	0.70mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	0.73mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	0.74mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	24d	1	0.74mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	43d	1	0.74mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	43d	1	0.77mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.82mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.85mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	43d	1	0.85mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	43d	1	0.86mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	43d	1	0.90mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	0.92mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.96mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	43d	1	1.05mi

HOA detail

• Monthly dues: $945 · $11,340/yr
• Likely covers: cabledoorman

Listing history 27 events

1. 2026-04-10
   status Pending
2. 2026-03-19
   listed $609,000 Active
3. 2026-03-16
   historical $609,000
4. 2024-08-28
   historical $3,600
5. 2024-08-13
   listed $3,600
6. 2023-05-15
   historical
7. 2023-05-04
   listed $525,000 Active
8. 2018-06-28
   soldstatus $509,500
9. 2018-06-19
   soldstatus $509,500 Sold 957-char remark

   Show marketing remark (957 chars)

   Impeccable Two Bedroom Two Bath Condo with Balcony at Jefferson Place is centrally located in the heart of vibrant downtown White Plains. Relax or entertain on your private balcony with wonderful views. Open layout with sunfilled living room, granite and stainless kitchen with deep pantry, renovated marble baths, upscale lighting with dimmers, custom window treatments and window seat cushions, wood floors, two zone heat/AC, full size washer/dryer, walk in California Closets in each bedroom, TWO deeded indoor parking spaces! Enjoy immaculate home and convenience in desirable luxury atmosphere with 24 hour concierge, state of the art fitness room, community room with catering kitchen/fireplace/billiard table, children's play room, business center, conference room/library and media room. 35 min train to Grand Central. Leave car at home and shop, dine, play in your neighborhood. Welcome Home! Additional Information: ParkingFeatures:2 Car Detached,

10. 2018-04-07
    historical Pending 957-char remark

    Show marketing remark (957 chars)

    Impeccable Two Bedroom Two Bath Condo with Balcony at Jefferson Place is centrally located in the heart of vibrant downtown White Plains. Relax or entertain on your private balcony with wonderful views. Open layout with sunfilled living room, granite and stainless kitchen with deep pantry, renovated marble baths, upscale lighting with dimmers, custom window treatments and window seat cushions, wood floors, two zone heat/AC, full size washer/dryer, walk in California Closets in each bedroom, TWO deeded indoor parking spaces! Enjoy immaculate home and convenience in desirable luxury atmosphere with 24 hour concierge, state of the art fitness room, community room with catering kitchen/fireplace/billiard table, children's play room, business center, conference room/library and media room. 35 min train to Grand Central. Leave car at home and shop, dine, play in your neighborhood. Welcome Home! Additional Information: ParkingFeatures:2 Car Detached,

11. 2018-03-01
    listed $515,000 Active 957-char remark

    Show marketing remark (957 chars)

    Impeccable Two Bedroom Two Bath Condo with Balcony at Jefferson Place is centrally located in the heart of vibrant downtown White Plains. Relax or entertain on your private balcony with wonderful views. Open layout with sunfilled living room, granite and stainless kitchen with deep pantry, renovated marble baths, upscale lighting with dimmers, custom window treatments and window seat cushions, wood floors, two zone heat/AC, full size washer/dryer, walk in California Closets in each bedroom, TWO deeded indoor parking spaces! Enjoy immaculate home and convenience in desirable luxury atmosphere with 24 hour concierge, state of the art fitness room, community room with catering kitchen/fireplace/billiard table, children's play room, business center, conference room/library and media room. 35 min train to Grand Central. Leave car at home and shop, dine, play in your neighborhood. Welcome Home! Additional Information: ParkingFeatures:2 Car Detached,

12. 2014-03-15
    price $430,000
13. 2012-09-14
    soldstatus $430,000 Sold
14. 2012-09-14
    soldstatus $430,000
15. 2012-06-05
    historical Pending
16. 2012-06-05
    price $445,000
17. 2012-04-09
    listed $445,000 Active
18. 2012-04-09
    listed $445,000
19. 2012-03-30
    historical Cancelled
20. 2011-11-10
    listed Active
21. 2011-06-07
    historical Cancelled
22. 2011-03-09
    listed Active
23. 2010-11-27
    historical
24. 2010-10-30
    listed Active
25. 2006-12-27
    price $474,900
26. 2006-12-27
    soldstatus $399,500
27. 2006-08-25
    listed $399,500

ⓘ 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: $97,440
• − Mortgage interest: −$34,113
• − Property taxes: −$9,135
• − Insurance: −$3,045
• − Repairs & maintenance: −$7,795
• − Management: −$7,795
• − HOA: −$11,340
• − Depreciation: −$17,716
• Taxable income: $6,500
• Est. tax owed @ 24.0%: −$1,560
• After-tax cash flow: $13,574/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: 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

+52.4% since first listed

27 events — show timeline

• 2026-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listed $609,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $609,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-28 Rental Removed $3,600 ONEKEY
• 2024-08-13 Listed for Rent $3,600 ONEKEY
• 2023-05-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-04 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-28 Sold (Public Records) $509,500 Public Records
• 2018-06-19 Sold (MLS) $509,500 OneKey® MLS as Distributed by MLS Grid
• 2018-04-07 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-01 Listed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $430,000 HGMLS
• 2012-09-14 Sold (MLS) $430,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-14 Sold (MLS) $430,000 HGMLS
• 2012-06-05 Contingent — HGMLS
• 2012-06-05 Price Changed $445,000 HGMLS
• 2012-04-09 Listed $445,000 HGMLS
• 2012-04-09 Listed $445,000 OneKey® MLS as Distributed by MLS Grid
• 2012-03-30 Delisted — HGMLS
• 2011-11-10 Listed — HGMLS
• 2011-06-07 Delisted — HGMLS
• 2011-03-09 Listed — HGMLS
• 2010-11-27 Delisted — HGMLS
• 2010-10-30 Listed — HGMLS
• 2006-12-27 Sold (MLS) $399,500 HGMLS
• 2006-12-27 Price Changed $474,900 HGMLS
• 2006-08-25 Listed $399,500 HGMLS

Property tax history

-29.6%/yr

Latest (2025): $968 · -0.3% YoY. Source: county tax records.