5 Wyndover Woods Ln #1 · White Plains, NY 10603

$260,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 26 Days on market

Built 1963 Good condition $260/sqft · 37% above area Est $190k · 37% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5 Wyndover Woods Lane, Unit #1. This beautifully renovated two-bedroom unit has so much to offer! Enjoy the convenience of a corner unit perfectly situated within a short walking distance to parking and laundry on-premises. As you enter you are immediately greeted by a spacious Living room/ dining room that is perfect for entertaining and family gatherings. The modern updated kitchen is appointed with a breakfast bar, granite counters, stainless steel appliances, and under-cabinet lighting. Just down the hall, you have two spacious bedrooms with an abundance of natural light and spectacular views of White Plains. Enjoy the outdoors on your private patio or Travis Hill Park, located right outside of the Wyndover Woods Community with tennis courts, a track, and open fields for outdoor activities. This complex is minutes from the North White Plains Metro-North station, Bronx River Parkway, and I287. Schedule your viewing today! STAR savings $1,272.00 yr

Key facts

• Built 1963
• Listed 26 days

Property features AI

Finance

• HOA & community: Association: CDT

Exterior

• Parking: Assigned parking
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity available; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative (co-op)
• Construction: Other construction materials; Other foundation type
• Exterior features: No waterfront

Interior

• Kitchen: Cooktop; Gas cooktop; Gas oven; Oven; Refrigerator
• Flooring: Combination flooring; Tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning unit(s)
• Interior features: Galley-style kitchen; Granite counters; Stone counters; Common-area laundry; Two levels; Entry on level 1; Pets not allowed
• Laundry & utility: Common-area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• 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: Early Childhood Program (128 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 111 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $199k; 31% 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 $256,100 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $189,538
• List price: $260,000
• Delta: 37.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $13,329
• Equity at exit: $38,767

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $83,162
• Equity at exit: $22,480

Cash invested: $72,800 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 111
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $870

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 69%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	44d	1	0.11mi
499 N Broadway Apt 2L White Plains, NY	2.0	2.0	1250	$3,400	$2.72	44d	1	0.41mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	25d	1	0.69mi
5 Church St N White Plains, NY	3.0	1.5	1238	$4,500	$3.63	15d	1	0.72mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	0.79mi
45 Washington Ave White Plains, NY	3.0	2.0	1319	$5,500	$4.17	6d	1	0.80mi
23 Custis Ave Unit 2nd floor White Plains, NY	3.0	1.0	1100	$3,500	$3.18	44d	1	0.88mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	44d	1	0.91mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	44d	1	1.10mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	1.12mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	25d	1	1.15mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	44d	1	1.23mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	1.25mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	1.26mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	1.28mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	25d	1	1.29mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	1.29mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	1.30mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.32mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	1.33mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	1.34mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.37mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	1.38mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	1.39mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	1.41mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	44d	1	1.42mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	1.42mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	1.43mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	1.45mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	1.46mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	1.46mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	1.48mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	1.48mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	1.48mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	1.48mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	1.48mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	1.49mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	1.50mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-02
   status $260,000 Pending 26 DOM
2. 2026-06-01
   days on market $260,000 Active 26 DOM
3. 2026-05-31
   days on market $260,000 Active 25 DOM
4. 2026-05-07
   listed $260,000 Active 679-char remark
5. 2021-12-17
   soldstatus $199,000 Closed 982-char remark

   Show marketing remark (982 chars)

   Welcome to 5 Wyndover Woods Lane, Unit #1. This beautifully renovated two-bedroom unit has so much to offer! Enjoy the convenience of a corner unit perfectly situated within a short walking distance to parking and laundry on-premises. As you enter you are immediately greeted by a spacious Living room/ dining room that is perfect for entertaining and family gatherings. The modern updated kitchen is appointed with a breakfast bar, granite counters, stainless steel appliances, and under-cabinet lighting. Just down the hall, you have two spacious bedrooms with an abundance of natural light and spectacular views of White Plains. Enjoy the outdoors on your private patio or Travis Hill Park, located right outside of the Wyndover Woods Community with tennis courts, a track, and open fields for outdoor activities. This complex is minutes from the North White Plains Metro-North station, Bronx River Parkway, and I287. Schedule your viewing today! STAR savings $1,272.00 yr

6. 2021-10-14
   status Pending 982-char remark

   Show marketing remark (982 chars)

   Welcome to 5 Wyndover Woods Lane, Unit #1. This beautifully renovated two-bedroom unit has so much to offer! Enjoy the convenience of a corner unit perfectly situated within a short walking distance to parking and laundry on-premises. As you enter you are immediately greeted by a spacious Living room/ dining room that is perfect for entertaining and family gatherings. The modern updated kitchen is appointed with a breakfast bar, granite counters, stainless steel appliances, and under-cabinet lighting. Just down the hall, you have two spacious bedrooms with an abundance of natural light and spectacular views of White Plains. Enjoy the outdoors on your private patio or Travis Hill Park, located right outside of the Wyndover Woods Community with tennis courts, a track, and open fields for outdoor activities. This complex is minutes from the North White Plains Metro-North station, Bronx River Parkway, and I287. Schedule your viewing today! STAR savings $1,272.00 yr

7. 2021-09-24
   listed $199,000 Active 982-char remark

   Show marketing remark (982 chars)

   Welcome to 5 Wyndover Woods Lane, Unit #1. This beautifully renovated two-bedroom unit has so much to offer! Enjoy the convenience of a corner unit perfectly situated within a short walking distance to parking and laundry on-premises. As you enter you are immediately greeted by a spacious Living room/ dining room that is perfect for entertaining and family gatherings. The modern updated kitchen is appointed with a breakfast bar, granite counters, stainless steel appliances, and under-cabinet lighting. Just down the hall, you have two spacious bedrooms with an abundance of natural light and spectacular views of White Plains. Enjoy the outdoors on your private patio or Travis Hill Park, located right outside of the Wyndover Woods Community with tennis courts, a track, and open fields for outdoor activities. This complex is minutes from the North White Plains Metro-North station, Bronx River Parkway, and I287. Schedule your viewing today! STAR savings $1,272.00 yr

8. 2021-09-23
   historical
9. 2021-08-09
   status Pending
10. 2021-06-18
    status Active
11. 2021-05-03
    status Pending
12. 2021-04-28
    historical
13. 2021-03-31
    listed $199,000 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 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,508
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$7,564
• Taxable income: $6,699
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $8,832/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 · 12 photos

Good 75/100 Cosmetic rehab

This recently updated two-bedroom unit is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint the exterior walls — Enhances curb appeal and can increase property value
• Resale Replace the chandelier (if damaged) — Improves the aesthetic appeal and can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Enhances curb appeal and can increase property value ↑
• Resale Replace the chandelier (if damaged) — Improves the aesthetic appeal and can attract more buyers ↑

ⓘ 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: 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 — 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

• City population: 61,281
• Population (ZIP): 19,201

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 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 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: ▼ -101.72%
• Current HPI: 317.8177
• 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

+30.7% since first listed

11 events — show timeline

• 2026-06-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-17 Sold (MLS) $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-09-24 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-08-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-06-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-05-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-03-31 Listed $199,000 OneKey® MLS as Distributed by MLS Grid