2 Overlook Rd Unit 1B7A · White Plains, NY 10605

$228,000

1 bd · 1.0 ba · 702 sqft · Condo · 172 Days on market

Built 1952 $325/sqft · at area comps Est $228k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.4/15.0
• 1% rule +6.8/10.0
• 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

Listing remarks MLS

One-Bedroom Co-op in Prime White Plains Location Set on a serene, tree-lined street just steps from downtown White Plains, this highly desirable co-op offers a lifestyle of comfort, convenience, and charm. Residents enjoy resort-style amenities, including a lush rooftop garden with individual planting plots, a four-season community room, garage parking, bike storage, additional storage units, keyless entry, and a common laundry room—perfect for maintenance-free city living. This bright one-bedroom home features an open-concept kitchen with stainless steel appliances, granite countertops, and modern cabinetry. The spacious living room is filled with natural light, enhanced by high ceilings and recessed lighting. The bedroom offers generous closet space, and the bathroom has been tastefully updated. Hardwood floors and abundant storage complete the home. Conveniently located near shopping, dining, nightlife, parks, gyms, and public transportation, with easy access to major highways. Maintenance includes taxes, heat, water, cable, and internet (STAR deduction not included). A rare opportunity to enjoy both lifestyle and convenience in one of White Plains’ premier co-ops.

Key facts

• Keyless entry
• Open-concept kitchen
• Rooftop garden

Tags

• ROOFTOP GARDEN
• COMMUNITY ROOM
• KEYLESS ENTRY
• COMMON LAUNDRY ROOM
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $228k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $228k).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 111 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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 $115k; list at $228k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $200,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $227,617
• List price: $228,000
• Delta: 0.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $8,288
• Equity at exit: $33,996

10-year hold

• IRR: 15.8%
• Equity multiple: 2.50×
• Total profit: $95,714
• Equity at exit: $19,713

Cash invested: $63,840 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,701 high
• Mortgage (P&I): −$1,196
• Tax est. 1.5%: −$285 /mo · $3,420/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $558

Break-even live

Break-even rent $1,995

Max offer price $228,000

Occupancy floor 74%

Sensitivity live

Price	-10% $715	-5% $637	+0% $558	+5% $479	+10% $400
Rent	-10% $344	-5% $451	+0% $558	+5% $664	+10% $771
Rate	-1.0pp $673	-0.5pp $616	base $558	+0.5pp $499	+1.0pp $439

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	25d	1	0.15mi
169 Old Mamaroneck Rd Unit B1 White Plains, NY	—	1.0	500	$2,000	$4.00	44d	1	0.33mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	1d	126	0.59mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.67mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	1d	11	0.71mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	0.72mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	3d	1	0.74mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	3d	1	0.74mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	0.83mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.83mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	0.91mi
10 Franklin Ave Unit 2MEF White Plains, NY	—	1.0	422	$1,800	$4.27	44d	1	0.98mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	1.00mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	1.01mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	1.02mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	1.05mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	1.10mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	1.10mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	1.10mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	1.10mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	1.12mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	1.16mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	1.17mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	1.19mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	1.22mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	1.23mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	1.31mi

HOA detail condo

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

Listing history 41 events

1. 2026-06-18
   days on market $228,000 Active 172 DOM
2. 2026-06-17
   days on market $228,000 Active 171 DOM
3. 2026-06-16
   days on market $228,000 Active 170 DOM
4. 2026-06-15
   days on market $228,000 Active 169 DOM
5. 2026-06-13
   days on market $228,000 Active 167 DOM
6. 2026-06-13
   days on market $228,000 Active 166 DOM
7. 2026-06-09
   days on market $228,000 Active 163 DOM
8. 2026-06-08
   days on market $228,000 Active 162 DOM
9. 2026-06-07
   days on market $228,000 Active 161 DOM
10. 2026-06-04
    days on market $228,000 Active 158 DOM
11. 2026-06-03
    days on market $228,000 Active 157 DOM
12. 2026-06-02
    days on market $228,000 Active 156 DOM
13. 2026-06-01
    days on market $228,000 Active 155 DOM
14. 2026-05-31
    days on market $228,000 Active 154 DOM
15. 2026-04-15
    status Active 1198-char remark

    Show marketing remark (1198 chars)

    One-Bedroom Co-op in Prime White Plains Location Set on a serene, tree-lined street just steps from downtown White Plains, this highly desirable co-op offers a lifestyle of comfort, convenience, and charm. Residents enjoy resort-style amenities, including a lush rooftop garden with individual planting plots, a four-season community room, garage parking, bike storage, additional storage units, keyless entry, and a common laundry room—perfect for maintenance-free city living. This bright one-bedroom home features an open-concept kitchen with stainless steel appliances, granite countertops, and modern cabinetry. The spacious living room is filled with natural light, enhanced by high ceilings and recessed lighting. The bedroom offers generous closet space, and the bathroom has been tastefully updated. Hardwood floors and abundant storage complete the home. Conveniently located near shopping, dining, nightlife, parks, gyms, and public transportation, with easy access to major highways. Maintenance includes taxes, heat, water, cable, and internet (STAR deduction not included). A rare opportunity to enjoy both lifestyle and convenience in one of White Plains’ premier co-ops.

16. 2026-04-15
    price $228,000 1198-char remark

    Show marketing remark (1198 chars)

    One-Bedroom Co-op in Prime White Plains Location Set on a serene, tree-lined street just steps from downtown White Plains, this highly desirable co-op offers a lifestyle of comfort, convenience, and charm. Residents enjoy resort-style amenities, including a lush rooftop garden with individual planting plots, a four-season community room, garage parking, bike storage, additional storage units, keyless entry, and a common laundry room—perfect for maintenance-free city living. This bright one-bedroom home features an open-concept kitchen with stainless steel appliances, granite countertops, and modern cabinetry. The spacious living room is filled with natural light, enhanced by high ceilings and recessed lighting. The bedroom offers generous closet space, and the bathroom has been tastefully updated. Hardwood floors and abundant storage complete the home. Conveniently located near shopping, dining, nightlife, parks, gyms, and public transportation, with easy access to major highways. Maintenance includes taxes, heat, water, cable, and internet (STAR deduction not included). A rare opportunity to enjoy both lifestyle and convenience in one of White Plains’ premier co-ops.

17. 2026-02-18
    price $234,000 1198-char remark

    Show marketing remark (1198 chars)

    One-Bedroom Co-op in Prime White Plains Location Set on a serene, tree-lined street just steps from downtown White Plains, this highly desirable co-op offers a lifestyle of comfort, convenience, and charm. Residents enjoy resort-style amenities, including a lush rooftop garden with individual planting plots, a four-season community room, garage parking, bike storage, additional storage units, keyless entry, and a common laundry room—perfect for maintenance-free city living. This bright one-bedroom home features an open-concept kitchen with stainless steel appliances, granite countertops, and modern cabinetry. The spacious living room is filled with natural light, enhanced by high ceilings and recessed lighting. The bedroom offers generous closet space, and the bathroom has been tastefully updated. Hardwood floors and abundant storage complete the home. Conveniently located near shopping, dining, nightlife, parks, gyms, and public transportation, with easy access to major highways. Maintenance includes taxes, heat, water, cable, and internet (STAR deduction not included). A rare opportunity to enjoy both lifestyle and convenience in one of White Plains’ premier co-ops.

18. 2025-12-14
    listed $239,000 Active 1198-char remark

    Show marketing remark (1198 chars)

    One-Bedroom Co-op in Prime White Plains Location Set on a serene, tree-lined street just steps from downtown White Plains, this highly desirable co-op offers a lifestyle of comfort, convenience, and charm. Residents enjoy resort-style amenities, including a lush rooftop garden with individual planting plots, a four-season community room, garage parking, bike storage, additional storage units, keyless entry, and a common laundry room—perfect for maintenance-free city living. This bright one-bedroom home features an open-concept kitchen with stainless steel appliances, granite countertops, and modern cabinetry. The spacious living room is filled with natural light, enhanced by high ceilings and recessed lighting. The bedroom offers generous closet space, and the bathroom has been tastefully updated. Hardwood floors and abundant storage complete the home. Conveniently located near shopping, dining, nightlife, parks, gyms, and public transportation, with easy access to major highways. Maintenance includes taxes, heat, water, cable, and internet (STAR deduction not included). A rare opportunity to enjoy both lifestyle and convenience in one of White Plains’ premier co-ops.

19. 2021-04-03
    historical
20. 2020-11-05
    listed $189,900 Active
21. 2014-03-15
    price $115,000
22. 2013-12-06
    soldstatus $115,000 Sold
23. 2013-12-06
    soldstatus $115,000
24. 2013-11-06
    historical
25. 2013-09-30
    historical Pending
26. 2013-09-30
    price $129,500
27. 2013-08-10
    listed $129,500 Active
28. 2013-08-09
    listed $129,500
29. 2012-12-05
    historical
30. 2012-12-04
    historical
31. 2012-11-15
    price
32. 2012-07-30
    price
33. 2012-06-05
    listed Active
34. 2012-06-05
    listed $124,900
35. 2011-01-19
    historical
36. 2010-12-02
    price
37. 2010-09-30
    price
38. 2010-09-30
    price
39. 2010-09-07
    listed Active
40. 2010-08-30
    historical Cancelled
41. 2010-07-08
    listed 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 1/10 Low
• 🌡 Heat 5/10 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: $32,406
• − Mortgage interest: −$12,772
• − Property taxes: −$3,420
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$6,633
• Taxable income: $3,257
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $5,911/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

+82.5% since first listed

27 events — show timeline

• 2026-04-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $228,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $234,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-14 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-05 Listed $189,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $115,000 HGMLS
• 2013-12-06 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-06 Sold (MLS) $115,000 HGMLS
• 2013-11-06 Delisted — HGMLS
• 2013-09-30 Contingent — HGMLS
• 2013-09-30 Price Changed $129,500 HGMLS
• 2013-08-10 Listed $129,500 HGMLS
• 2013-08-09 Listed $129,500 OneKey® MLS as Distributed by MLS Grid
• 2012-12-05 Delisted — HGMLS
• 2012-12-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-11-15 Price Changed — HGMLS
• 2012-07-30 Price Changed — HGMLS
• 2012-06-05 Listed — HGMLS
• 2012-06-05 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2011-01-19 Delisted — HGMLS
• 2010-12-02 Price Changed — HGMLS
• 2010-09-30 Price Changed — HGMLS
• 2010-09-30 Price Changed — HGMLS
• 2010-09-07 Listed — HGMLS
• 2010-08-30 Delisted — HGMLS
• 2010-07-08 Listed — HGMLS