395 Westchester Ave Unit 3A · Port Chester, NY 10573

$119,000

1 bd · 1.0 ba · 650 sqft · Condo · 69 Days on market

Built 1966

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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 MLS

Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

Key facts

• Large windows
• Well kept kitchen
• On site laundry room

Tags

• WELL MAINTAINED MID RISE
• HANDICAP ACCESSIBLE
• WELL KEPT KITCHEN
• AMPLE CLOSET SPACE
• LARGE WINDOWS
• ON SITE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 10 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 $71k; list at $119k implies a 68% gain — meaningful room to come down on a strong offer.

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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.76%
• DSCR: 2.95
• GRM: 3.8

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: 37.2%
• Equity multiple: 2.52×
• Total profit: $50,587
• Equity at exit: $17,743

10-year hold

• IRR: 42.3%
• Equity multiple: 4.44×
• Total profit: $114,650
• Equity at exit: $10,289

Cash invested: $33,320 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $1,215

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 48%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	21d	1	0.39mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	43d	1	0.48mi
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	43d	1	0.53mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	43d	1	0.59mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	1d	43	0.68mi
1 Webb Ave Purchase, NY	2.0	1.0–2.0	895	$3,918	$4.37	1d	65	1.13mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,024	$2.45	1d	19	1.38mi

HOA detail condo

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

Listing history 41 events

1. 2026-03-27
   status Pending
2. 2026-02-26
   status Active
3. 2025-12-31
   status Pending
4. 2025-11-21
   listed $119,000 Active
5. 2025-07-28
   status Pending
6. 2025-07-28
   historical
7. 2025-06-11
   listed $119,000 Active
8. 2014-10-13
   soldstatus $71,000 Sold 500-char remark

   Show marketing remark (500 chars)

   Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

9. 2014-10-13
   price $71,000 500-char remark

   Show marketing remark (500 chars)

   Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

10. 2014-10-13
    soldstatus $71,000

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

11. 2014-07-02
    historical
12. 2014-07-01
    price $73,000 500-char remark

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

13. 2014-05-21
    historical Pending 500-char remark

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

14. 2014-05-21
    price $73,000 500-char remark

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

15. 2014-04-14
    price $74,999 500-char remark

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

16. 2014-03-15
    price $75,000
17. 2014-01-09
    listed $73,000
18. 2013-11-23
    listed $79,900 Active 500-char remark

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

19. 2013-11-23
    listed $73,000

    Show marketing remark (500 chars)

    Beautiful 3rd Floor 1 bedroom apartment. Renovated spacious Country Style Kitchen including dishwasher, like new appliances, and eat-in tiled counter-top. Refinished wood floors and plenty of closet space to accommodate storage and clothing for two people. Walking distance to Metro North Railroad for NYC commuters, and close to shopping, dining, and entertainment. Building provides parking, outdoor pool, laundry room and other amenities. One of the best values on market in the Port Chester area.

20. 2013-11-22
    historical Cancelled
21. 2013-11-22
    historical
22. 2013-10-31
    historical Pending
23. 2013-10-14
    historical
24. 2013-10-07
    historical Pending
25. 2013-09-10
    price
26. 2013-08-05
    price
27. 2013-06-13
    listed Active
28. 2013-06-13
    listed $79,500
29. 2011-03-08
    soldstatus $75,000 Sold
30. 2011-02-17
    historical Pending
31. 2011-02-17
    price $89,000
32. 2010-11-17
    price $89,000
33. 2010-10-08
    price $99,000
34. 2010-09-24
    status Active
35. 2010-09-06
    historical Pending
36. 2010-07-27
    price $105,000
37. 2010-07-08
    price $112,000
38. 2010-06-09
    price $115,000
39. 2010-06-03
    price $118,000
40. 2010-05-26
    price $119,000
41. 2010-04-30
    listed $120,000 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 · 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: $30,949
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − Depreciation: −$3,462
• Taxable income: $13,489
• Est. tax owed @ 24.0%: −$3,237
• After-tax cash flow: $11,344/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

-0.8% since first listed

41 events — show timeline

• 2026-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2014-10-13 Price Changed $71,000 HGMLS
• 2014-10-13 Sold (MLS) $71,000 HGMLS
• 2014-10-13 Sold (MLS) $71,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-02 Listing Removed — Smart MLS
• 2014-07-01 Price Changed $73,000 HGMLS
• 2014-05-21 Price Changed $73,000 HGMLS
• 2014-05-21 Contingent — HGMLS
• 2014-04-14 Price Changed $74,999 HGMLS
• 2014-03-15 Price Changed $75,000 HGMLS
• 2014-01-09 Listed $73,000 Smart MLS
• 2013-11-23 Listed $79,900 HGMLS
• 2013-11-23 Listed $73,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-22 Delisted — HGMLS
• 2013-11-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-10-31 Contingent — HGMLS
• 2013-10-14 Delisted — HGMLS
• 2013-10-07 Contingent — HGMLS
• 2013-09-10 Price Changed — HGMLS
• 2013-08-05 Price Changed — HGMLS
• 2013-06-13 Listed — HGMLS
• 2013-06-13 Listed $79,500 OneKey® MLS as Distributed by MLS Grid
• 2011-03-08 Sold (MLS) $75,000 HGMLS
• 2011-02-17 Contingent — HGMLS
• 2011-02-17 Price Changed $89,000 HGMLS
• 2010-11-17 Price Changed $89,000 HGMLS
• 2010-10-08 Price Changed $99,000 HGMLS
• 2010-09-24 Relisted — HGMLS
• 2010-09-06 Contingent — HGMLS
• 2010-07-27 Price Changed $105,000 HGMLS
• 2010-07-08 Price Changed $112,000 HGMLS
• 2010-06-09 Price Changed $115,000 HGMLS
• 2010-06-03 Price Changed $118,000 HGMLS
• 2010-05-26 Price Changed $119,000 HGMLS
• 2010-04-30 Listed $120,000 HGMLS