395 Westchester Ave Unit 4k · Port Chester, NY 10573

$110,000

1 bd · 1.0 ba · 750 sqft · Condo · 21 Days on market

Built 1969 Fair condition

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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 +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-bedroom, 1-bathroom residence ideally situated on the 4th floor in a convenient and commuter-friendly location. This bright and inviting unit offers a comfortable layout with spacious living areas, great natural light, and an excellent opportunity to make it your own. Space for both relaxing and entertaining, while the bedroom offers comfort and privacy. The functional kitchen and full bath complete the interior, creating an ideal setup. Set in a wellmaintained building, residents enjoy amenities including a pool, on-site laundry, and parking. Located just minutes from downtown Port Chester’s vibrant restaurants, shopping, entertainment, and the Metro-North station, this ho

Key facts

• Functional kitchen
• 4th floor
• Parking

Tags

• 4TH FLOOR
• FUNCTIONAL KITCHEN
• WELLMAINTAINED BUILDING
• POOL
• ON-SITE LAUNDRY
• PARKING

Property features AI

Finance

• HOA & community: Association: Prime Locations; Monthly association fee; Additional monthly capital improvement fee of $67

Exterior

• Parking: Off-street parking; Parking fee of $50
• Utilities: Public sewer; Sewer connected
• Home design: Stock Cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Entry level: level 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Other heating; No cooling
• Interior features: Other interior features; No pets allowed
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 32% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($108k) 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.53% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.89%
• DSCR: 3.49
• GRM: 3.3

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: 50.8%
• Equity multiple: 3.12×
• Total profit: $65,446
• Equity at exit: $16,401

10-year hold

• IRR: 55.0%
• Equity multiple: 5.65×
• Total profit: $143,349
• Equity at exit: $9,511

Cash invested: $30,800 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,435

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 43%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	25d	1	0.23mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	44d	1	0.34mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	22d	1	0.39mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	7d	1	0.47mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	44d	1	0.48mi
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	25d	1	0.49mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$3,672	$4.49	7d	1	0.51mi
2 S Ridge St Unit 2 Rye Brook, NY	1.0	1.0	576	$1,950	$3.39	44d	1	0.53mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	44d	1	0.59mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	18d	1	0.62mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	5d	1	0.64mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	1d	1	0.68mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	2d	43	0.68mi
189 N Main St Unit 2 Port Chester, NY	—	1.0	842	$3,000	$3.56	44d	1	0.69mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	3d	1	0.85mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	44d	1	0.96mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	24d	1	0.96mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	44d	1	1.02mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	14d	1	1.04mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	3d	1	1.08mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	44d	1	1.08mi
1 Webb Ave Purchase, NY	2.0	1.0–2.0	895	$3,918	$4.37	1d	65	1.13mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	19d	1	1.20mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	19d	1	1.25mi
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	5d	1	1.27mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	12d	1	1.35mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	44d	1	1.35mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,024	$2.45	1d	19	1.38mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$3,550	$2.87	1d	3	1.46mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 21 DOM
2. 2026-06-17
   days on market $110,000 Active 20 DOM
3. 2026-06-16
   days on market $110,000 Active 19 DOM
4. 2026-06-15
   days on market $110,000 Active 18 DOM
5. 2026-06-13
   days on market $110,000 Active 16 DOM
6. 2026-06-13
   days on market $110,000 Active 15 DOM
7. 2026-06-09
   days on market $110,000 Active 12 DOM
8. 2026-06-08
   days on market $110,000 Active 11 DOM
9. 2026-06-07
   days on market $110,000 Active 10 DOM
10. 2026-06-04
    days on market $110,000 Active 7 DOM
11. 2026-06-03
    days on market $110,000 Active 6 DOM
12. 2026-06-02
    days on market $110,000 Active 5 DOM
13. 2026-06-01
    days on market $110,000 Active 4 DOM
14. 2026-05-31
    days on market $110,000 Active 3 DOM

ⓘ 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: $33,339
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$3,200
• Taxable income: $16,443
• Est. tax owed @ 24.0%: −$3,946
• After-tax cash flow: $13,269/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

Fair 45/100 Cosmetic rehab

This 1-bedroom, 1-bathroom condo requires minor repairs and maintenance, including painting, flooring, and window cleaning. With some updates, it can be a charming and move-in-ready home.

Repairs flagged

• Minor Paint — Chipped and worn in some areas.
• Minor Flooring — Worn hardwood floors.
• Minor Windows — May need cleaning.
• Minor Paint — Chipped and worn in some areas.

Value-add opportunities

• Both Paint — Fresh paint can improve the home's appearance and value.
• Both Flooring — New flooring can enhance the home's appeal and value.
• Both Windows — Clean windows can make the home more attractive and increase its value.
• Both Landscaping — Improved landscaping can enhance curb appeal and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Chipped and worn in some areas.	Minor	$500–3,000
Flooring · Worn hardwood floors.	Minor	$500–3,000
Windows · May need cleaning.	Minor	$500–3,000
Paint · Chipped and worn in some areas.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's appearance and value. ↑
• Both Flooring — New flooring can enhance the home's appeal and value. ↑
• Both Windows — Clean windows can make the home more attractive and increase its value. ↑
• Both Landscaping — Improved landscaping can enhance curb appeal and increase the home's value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-26 Listed $110,000 OneKey® MLS as Distributed by MLS Grid