174 Garth Rd Unit TS · Eastchester, NY 10583

$450,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 77 Days on market

Built 1936

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• 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

Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

Key facts

• Contemporary kitchen
• Expansive floor plan
• En-suite bathroom

Tags

• FIRST FLOOR CO-OP
• EXPANSIVE FLOOR PLAN
• CONTEMPORARY KITCHEN
• EN-SUITE BATHROOM
• FULL SECOND BATHROOM
• GLEAMING PARQUET FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $14k 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 + 3.0% rent growth), your $126k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $300k; list at $450k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $423,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.5

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $13,481
• Equity at exit: $67,096

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $123,348
• Equity at exit: $38,908

Cash invested: $126,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $5,735 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,204
• Net cashflow: $1,355

Break-even live

Break-even rent $4,021

Max offer price $450,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,666	-5% $1,510	+0% $1,355	+5% $1,199	+10% $1,044
Rent	-10% $901	-5% $1,128	+0% $1,355	+5% $1,581	+10% $1,808
Rate	-1.0pp $1,581	-0.5pp $1,469	base $1,355	+0.5pp $1,238	+1.0pp $1,119

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	46d	1	0.15mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	9d	1	0.42mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	10d	1	0.66mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	0.72mi
155 White Rd Scarsdale, NY	3.0	1.5	1232	$6,900	$5.60	0d	1	1.03mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	46d	1	1.03mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	1.07mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	24d	1	1.07mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	14d	1	1.43mi

HOA detail condo

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

Listing history 23 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   status Active
3. 2025-11-04
   price $450,000
4. 2025-10-01
   listed $468,000 Active
5. 2020-03-26
   status Pending
6. 2020-03-26
   historical
7. 2019-12-03
   listed $399,900 Active
8. 2014-03-15
   price $300,000 503-char remark

   Show marketing remark (503 chars)

   Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

9. 2013-05-22
   soldstatus $300,000 Sold 503-char remark

   Show marketing remark (503 chars)

   Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

10. 2013-05-09
    historical 503-char remark

    Show marketing remark (503 chars)

    Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

11. 2013-03-04
    historical Pending 503-char remark

    Show marketing remark (503 chars)

    Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

12. 2013-02-22
    price $324,900 503-char remark

    Show marketing remark (503 chars)

    Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

13. 2012-06-06
    price $324,900 503-char remark

    Show marketing remark (503 chars)

    Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

14. 2012-01-30
    price $334,900 503-char remark

    Show marketing remark (503 chars)

    Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

15. 2011-06-20
    listed $339,900 Active 503-char remark

    Show marketing remark (503 chars)

    Beautiful 2 bedroom, 2 bath co op in desirable Scarsdale Manor. Seller will issue Parking Credit at closing for 1 year in Grayrock lot ($773 value). Large master bedroom with lots of light & master bath. Spacious 2nd br w/ tons of closet space. Great Living Room flows into formal Dining Room. Beautiful grounds and landscaping. Laundry Room located 1 floor below in the same building. No need to go outside! Walking town that's convenient to all shops, trains and parks. Taxes don't include STAR.

16. 2007-04-30
    soldstatus $302,500
17. 2007-02-21
    price $329,500
18. 2007-02-21
    historical
19. 2006-04-26
    listed $302,500
20. 2003-06-18
    soldstatus $283,500
21. 2003-04-23
    price $299,000
22. 2003-04-23
    historical
23. 2003-02-13
    listed $283,500

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $68,823
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$3,048
• − Repairs & maintenance: −$5,506
• − Management: −$5,506
• − Depreciation: −$13,091
• Taxable income: $9,716
• Est. tax owed @ 24.0%: −$2,332
• After-tax cash flow: $13,923/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

+58.7% since first listed

23 events — show timeline

• 2026-04-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Listed $468,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-12-03 Listed $399,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $300,000 HGMLS
• 2013-05-22 Sold (MLS) $300,000 HGMLS
• 2013-05-09 Delisted — HGMLS
• 2013-03-04 Contingent — HGMLS
• 2013-02-22 Price Changed $324,900 HGMLS
• 2012-06-06 Price Changed $324,900 HGMLS
• 2012-01-30 Price Changed $334,900 HGMLS
• 2011-06-20 Listed $339,900 HGMLS
• 2007-04-30 Sold (MLS) $302,500 HGMLS
• 2007-02-21 Delisted — HGMLS
• 2007-02-21 Price Changed $329,500 HGMLS
• 2006-04-26 Listed $302,500 HGMLS
• 2003-06-18 Sold (MLS) $283,500 HGMLS
• 2003-04-23 Delisted — HGMLS
• 2003-04-23 Price Changed $299,000 HGMLS
• 2003-02-13 Listed $283,500 HGMLS