315 King St Unit 5C · Port Chester, NY 10573

$85,000

1 bd · 1.0 ba · 850 sqft · Condo · 183 Days on market

Built 1959 ↓ 41% since listing

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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 +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

a/o show for backup Wonderful bright Nicely updated - Balcony! great views, newer kitchen and updated bath 2 parking spots 79 Outside 36 inside. Great pool! in Port Chester NY a great place to live, walk to vibrant night life with great restaurants, the Capitol Theater, terrific shopping and bordering Greenwich CT and so convenient to Interstate 95 for the whole North east and 287 going west across the county.

Key facts

• Garage
• Community pool
• Built 1959

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.3% 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: Thomas A Edison School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 377 students, 83% 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) — zoned schools average 77% FRL vs 57% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1959 — 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 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?
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: 3.30% ✓
• Cap rate: 29.32%
• Cash-on-cash: 82.25%
• DSCR: 4.66
• GRM: 2.5

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: 79.1%
• Equity multiple: 4.44×
• Total profit: $81,940
• Equity at exit: $12,674

10-year hold

• IRR: 81.9%
• Equity multiple: 8.29×
• Total profit: $173,505
• Equity at exit: $7,349

Cash invested: $23,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,809 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,631

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 37%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	24d	1	0.05mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$3,672	$4.49	7d	1	0.20mi
189 N Main St Unit 2 Port Chester, NY	—	1.0	842	$3,000	$3.56	43d	1	0.28mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	2d	43	0.30mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	4d	1	0.31mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	1d	1	0.36mi
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	24d	1	0.37mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	43d	1	0.47mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	23d	1	0.47mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	22d	1	0.50mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	43d	1	0.52mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	43d	1	0.54mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	43d	1	0.60mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	3d	1	0.60mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	3d	1	0.60mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	43d	1	0.61mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	14d	1	0.61mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	19d	1	0.78mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	11d	1	0.88mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	43d	1	0.89mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,024	$2.45	1d	19	0.90mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	7d	1	0.94mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	43d	1	0.96mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$3,550	$2.87	1d	3	0.98mi
2 S Ridge St Unit 2 Rye Brook, NY	1.0	1.0	576	$1,950	$3.39	43d	1	1.00mi
12 Arther St Unit 1 Greenwich, CT	1.0	1.0	700	$3,250	$4.64	43d	1	1.10mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	17d	1	1.11mi
60 Weaver St Greenwich, CT	2.0	1.0	1020	$3,100	$3.04	11d	1	1.16mi
70 Alexander St Unit 1 Greenwich, CT	2.0	1.0	800	$2,200	$2.75	43d	1	1.26mi
303 Hamilton Ave Apt E Greenwich, CT	2.0	1.0	952	$3,575	$3.76	23d	1	1.28mi
303 Hamilton Ave Greenwich, CT	2.0	1.0	952	$3,575	$3.76	43d	1	1.28mi
67 Alexander St Unit 1 Greenwich, CT	1.0	1.5	800	$2,500	$3.12	3d	1	1.28mi
38 Gerry St Unit 2 Greenwich, CT	2.0	1.0	1100	$2,995	$2.72	21d	1	1.32mi
188 Hamilton Ave Unit 1 Greenwich, CT	2.0	1.0	1000	$3,050	$3.05	23d	1	1.34mi
24 Saint Roch Ave Unit 2 Greenwich, CT	1.0	1.0	625	$2,150	$3.44	23d	1	1.35mi
33 Valley Dr Greenwich, CT	1.0	1.0	1000	$2,800	$2.80	3d	1	1.38mi
180 Hamilton Ave Unit H Greenwich, CT	1.0	1.0	740	$2,900	$3.92	14d	1	1.49mi

HOA detail condo

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

Listing history 38 events

1. 2026-03-16
   status Pending
2. 2026-01-21
   price $85,000
3. 2026-01-02
   status Active
4. 2026-01-01
   historical
5. 2025-10-21
   status Active
6. 2025-07-11
   status Pending
7. 2025-06-05
   listed $100,000 Active
8. 2025-06-04
   historical $100,000
9. 2025-03-12
   status Pending
10. 2025-03-12
    historical
11. 2025-02-05
    status Active
12. 2024-10-29
    status Pending
13. 2024-09-18
    listed $85,000 Active
14. 2021-10-26
    historical
15. 2021-09-22
    price $107,000
16. 2021-09-10
    price $112,000
17. 2021-09-03
    historical
18. 2021-09-03
    listed $117,000 Active
19. 2021-06-30
    status Active
20. 2021-06-30
    price $117,000
21. 2021-06-07
    historical
22. 2021-04-28
    price $119,000
23. 2021-03-01
    listed $125,000 Active
24. 2021-02-12
    historical
25. 2021-01-20
    price $130,500
26. 2021-01-10
    price $135,000
27. 2020-12-06
    price $136,500
28. 2020-12-01
    price $141,500
29. 2020-09-10
    listed $145,000 Active
30. 2012-07-31
    historical Cancelled
31. 2012-07-31
    historical
32. 2012-04-19
    price
33. 2012-03-07
    listed Active
34. 2012-03-07
    listed $126,000
35. 2007-05-21
    soldstatus $145,000
36. 2007-02-27
    historical
37. 2007-02-27
    price $150,000
38. 2007-01-09
    listed $145,000

ⓘ 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 55% 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: $33,703
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$2,473
• Taxable income: $19,376
• Est. tax owed @ 24.0%: −$4,650
• After-tax cash flow: $14,926/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: 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

-41.4% since first listed

38 events — show timeline

• 2026-03-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-05 Listed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-04 Coming Soon $100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-18 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-22 Price Changed $107,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-10 Price Changed $112,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-03 Listed $117,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-06-30 Price Changed $117,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-28 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-01 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-01-20 Price Changed $130,500 OneKey® MLS as Distributed by MLS Grid
• 2021-01-10 Price Changed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-06 Price Changed $136,500 OneKey® MLS as Distributed by MLS Grid
• 2020-12-01 Price Changed $141,500 OneKey® MLS as Distributed by MLS Grid
• 2020-09-10 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2012-07-31 Delisted — HGMLS
• 2012-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-04-19 Price Changed — HGMLS
• 2012-03-07 Listed — HGMLS
• 2012-03-07 Listed $126,000 OneKey® MLS as Distributed by MLS Grid
• 2007-05-21 Sold (MLS) $145,000 HGMLS
• 2007-02-27 Price Changed $150,000 HGMLS
• 2007-02-27 Delisted — HGMLS
• 2007-01-09 Listed $145,000 HGMLS