235 Garth Rd Unit E2A · Eastchester, NY 10583

$440,000

2 bd · 2.0 ba · 1,450 sqft · Condo · 11 Days on market

Built 1947

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Why this score? — see what drove the D+ 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 +13.1/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• DSCR +3.9/10.0
• 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

Welcome to this beautiful, nearly 1,500 sq ft, open concept two bedroom, two bath co-op at Garth Woods! The kitchen has a large center breakfast island that opens to the dining room - the perfect set-up for entertaining. The large living room has quiet exposures, bay windows, refinished parquet floors and opens to the dining room. Both bedrooms are large with incredible closet space. Hall bath and master bath are both updated. Parquet floors throughout. Garth Woods has a doorman, two large laundry rooms, building and private storage and ALL UTILITIES INCLUDED in the maintenance! Easy walk to Scarsdale shopping and Metro North train station with a 35 minute ride to Grand Central Terminal. Maintenance does not reflect STAR credit of $133. As a residents you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Open-concept kitchen
• Large foyer
• Wine fridge

Tags

• OPEN-CONCEPT KITCHEN
• QUARTZITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WINE FRIDGE
• OVERSIZED LIVING ROOM
• LARGE FOYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $440k.

Deal economics

• At list price, monthly cash flow is $-15 ($-185/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $440k).
• Cap rate 6.3% 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: crime A+, commute A+, employment 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.
• Zoned schools: Greenvale School (math 88% / reading 88%, grade A+, #64 of 2,108 statewide, top 3%, 508 students, 0% FRL); Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1947 — 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 $440,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-71,215
• Equity at exit: $65,605

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-58,945
• Equity at exit: $38,043

Cash invested: $123,200 (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: 293
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $5,845 high
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,600/yr
• Insurance: −$183
• HOA est. from 1 same-building comp: −$1,592
• Vacancy / Maint / Mgmt: −$1,227
• Net cashflow: $-15

Break-even live

Break-even rent $5,864

Max offer price $437,768

Occupancy floor 95%

Sensitivity live

Price	-10% $289	-5% $137	+0% $-15	+5% $-167	+10% $-320
Rent	-10% $-477	-5% $-246	+0% $-15	+5% $215	+10% $446
Rate	-1.0pp $206	-0.5pp $96	base $-15	+0.5pp $-129	+1.0pp $-245

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	45d	1	0.23mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.53mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	9d	1	0.68mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	0.78mi
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	0d	1	1.09mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	45d	1	1.09mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	23d	1	1.12mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	1.12mi

HOA detail condo

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

Listing history 27 events

1. 2026-01-31
   status Pending
2. 2026-01-19
   listed $440,000 Active
3. 2019-07-03
   soldstatus $385,000 Sold 1040-char remark

   Show marketing remark (1040 chars)

   Welcome to this beautiful, nearly 1,500 sq ft, open concept two bedroom, two bath co-op at Garth Woods! The kitchen has a large center breakfast island that opens to the dining room - the perfect set-up for entertaining. The large living room has quiet exposures, bay windows, refinished parquet floors and opens to the dining room. Both bedrooms are large with incredible closet space. Hall bath and master bath are both updated. Parquet floors throughout. Garth Woods has a doorman, two large laundry rooms, building and private storage and ALL UTILITIES INCLUDED in the maintenance! Easy walk to Scarsdale shopping and Metro North train station with a 35 minute ride to Grand Central Terminal. Maintenance does not reflect STAR credit of $133. As a residents you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

4. 2019-04-22
   status Pending 1040-char remark

   Show marketing remark (1040 chars)

   Welcome to this beautiful, nearly 1,500 sq ft, open concept two bedroom, two bath co-op at Garth Woods! The kitchen has a large center breakfast island that opens to the dining room - the perfect set-up for entertaining. The large living room has quiet exposures, bay windows, refinished parquet floors and opens to the dining room. Both bedrooms are large with incredible closet space. Hall bath and master bath are both updated. Parquet floors throughout. Garth Woods has a doorman, two large laundry rooms, building and private storage and ALL UTILITIES INCLUDED in the maintenance! Easy walk to Scarsdale shopping and Metro North train station with a 35 minute ride to Grand Central Terminal. Maintenance does not reflect STAR credit of $133. As a residents you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2019-03-29
   historical

   Show marketing remark (1040 chars)

   Welcome to this beautiful, nearly 1,500 sq ft, open concept two bedroom, two bath co-op at Garth Woods! The kitchen has a large center breakfast island that opens to the dining room - the perfect set-up for entertaining. The large living room has quiet exposures, bay windows, refinished parquet floors and opens to the dining room. Both bedrooms are large with incredible closet space. Hall bath and master bath are both updated. Parquet floors throughout. Garth Woods has a doorman, two large laundry rooms, building and private storage and ALL UTILITIES INCLUDED in the maintenance! Easy walk to Scarsdale shopping and Metro North train station with a 35 minute ride to Grand Central Terminal. Maintenance does not reflect STAR credit of $133. As a residents you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2019-03-29
   listed $391,000 Active 1040-char remark

   Show marketing remark (1040 chars)

   Welcome to this beautiful, nearly 1,500 sq ft, open concept two bedroom, two bath co-op at Garth Woods! The kitchen has a large center breakfast island that opens to the dining room - the perfect set-up for entertaining. The large living room has quiet exposures, bay windows, refinished parquet floors and opens to the dining room. Both bedrooms are large with incredible closet space. Hall bath and master bath are both updated. Parquet floors throughout. Garth Woods has a doorman, two large laundry rooms, building and private storage and ALL UTILITIES INCLUDED in the maintenance! Easy walk to Scarsdale shopping and Metro North train station with a 35 minute ride to Grand Central Terminal. Maintenance does not reflect STAR credit of $133. As a residents you are entitled to join the Town’s Lake Isle Park, that features a Par 70, 18 hole golf course, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2019-01-14
   status Pending
8. 2018-12-28
   status Active
9. 2018-10-10
   status Pending
10. 2018-09-14
    price $389,000
11. 2018-08-08
    listed $399,000 Active
12. 2014-03-15
    price $330,000
13. 2012-04-11
    soldstatus $330,000 Sold
14. 2012-03-26
    historical
15. 2012-01-08
    historical Pending
16. 2012-01-08
    price $349,000
17. 2011-10-05
    listed $349,000 Active
18. 2011-08-21
    historical
19. 2011-05-09
    price
20. 2011-03-14
    price
21. 2010-09-20
    listed Active
22. 2006-10-26
    soldstatus $390,000
23. 2006-06-05
    price $395,000
24. 2006-06-05
    historical
25. 2006-04-03
    listed $390,000
26. 2006-03-08
    historical
27. 2005-09-08
    listed

ⓘ 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 ≥99°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: $70,136
• − Mortgage interest: −$24,647
• − Property taxes: −$6,600
• − Insurance: −$2,200
• − Repairs & maintenance: −$5,611
• − Management: −$5,611
• − HOA: −$19,104
• − Depreciation: −$12,800
• Taxable loss: −$6,436
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $1,360/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

+12.8% since first listed

27 events — show timeline

• 2026-01-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-19 Listed $440,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-03 Sold (MLS) $385,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-03-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-03-29 Listed $391,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-10-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-14 Price Changed $389,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-08 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $330,000 HGMLS
• 2012-04-11 Sold (MLS) $330,000 HGMLS
• 2012-03-26 Delisted — HGMLS
• 2012-01-08 Contingent — HGMLS
• 2012-01-08 Price Changed $349,000 HGMLS
• 2011-10-05 Listed $349,000 HGMLS
• 2011-08-21 Delisted — HGMLS
• 2011-05-09 Price Changed — HGMLS
• 2011-03-14 Price Changed — HGMLS
• 2010-09-20 Listed — HGMLS
• 2006-10-26 Sold (MLS) $390,000 HGMLS
• 2006-06-05 Delisted — HGMLS
• 2006-06-05 Price Changed $395,000 HGMLS
• 2006-04-03 Listed $390,000 HGMLS
• 2006-03-08 Delisted — HGMLS
• 2005-09-08 Listed — HGMLS