61 Manchester Unit A-21 · Eastchester, NY 10709

$269,000

1 bd · 1.0 ba · 721 sqft · Condo · 92 Days on market

Built 1940 ↓ 7% since listing

---

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 +18.9/30.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy 2nd floor, 1-bedroom corner unit in Interlaken Gardens with tons of natural light. The unit features a wonderful, updated kitchen with a pass through to the living room. Also included is an updated bathroom, washer & dryer, updated electric panel, crown molding, new doors, expanded closets, radiator covers and more. The unit was recently freshly painted. Interlaken's maintenance package includes - heat, hot water, Con Ed, taxes and beach rights which includes the full use of the private lake for swimming, fishing, boating, kayaking and grilling. 20% Down Payment required at Contract signing. Debit to Income Ratio Max of 28% - 32%. Minimum Credit Score of 720 is Re

Key facts

• Expanded closets
• Washer and dryer
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• WASHER AND DRYER
• UPDATED ELECTRIC PANEL
• CROWN MOLDING
• EXPANDED CLOSETS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $245k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Anne Hutchinson School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 432 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: 55 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $244,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.3

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-26,004
• Equity at exit: $40,109

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $114
• Equity at exit: $23,258

Cash invested: $75,320 (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 10709

• Home prices YoY: -21.7%
• Active inventory: 55
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $275

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 85%

Sensitivity live

Price	-10% $461	-5% $368	+0% $275	+5% $183	+10% $90
Rent	-10% $62	-5% $169	+0% $275	+5% $382	+10% $489
Rate	-1.0pp $411	-0.5pp $344	base $275	+0.5pp $206	+1.0pp $135

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	45d	1	0.46mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	45d	1	0.46mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	45d	1	0.53mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	0.66mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	20d	5	0.68mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	0.90mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	16d	1	0.90mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	1.07mi
1270 North Ave Unit 2L New Rochelle, NY	—	1.0	650	$2,400	$3.69	17d	1	1.11mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	45d	1	1.21mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	45d	1	1.26mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	3d	21	1.30mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	45d	1	1.47mi

HOA detail condo

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

Listing history 3 events

1. 2026-04-07
   status Pending
2. 2026-01-29
   price $269,000
3. 2026-01-05
   listed $289,000 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 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: $32,422
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − Depreciation: −$7,825
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $3,555/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
• City population: 10,274
• Population (ZIP): 10,274

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: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Scotch-Irish 3% Russian 2% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 9% Spanish 4% Other Asian/Pacific 3%

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: ▼ -75.63%
• Current HPI: 273.1667
• 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

-6.9% since first listed

3 events — show timeline

• 2026-04-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $289,000 OneKey® MLS as Distributed by MLS Grid