66 Harding Ave · White Plains, NY 10606

$999,000

8 bd · 3.0 ba · 3,621 sqft · MultiFamily public records · 10 Days on market

Built 1964 6,534 sqft lot Est $1202k · 17% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This three family home features (2) 3-bedroom/1-bath units .The third unit is Basement level 2 bedroom/1- bath. . This property features an large driveway to 4 + vehicles, , and is close to shops, restaurants and transportation. First Floor Unit will be delivered Vacant. Sold " AS IS" condition. Additional Information: ParkingFeatures:4+ Car Detached,

Key facts

• Turnkey addition
• 6,534 sq ft lot
• Built 1964

Tags

• THREE-FAMILY PROPERTY
• TURNKEY ADDITION
• PARKING IN THE REAR YARD
• STRONG EXISTING CASH FLOW
• MULTI-FAMILY PROPERTY

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $999k).
• Cap rate 10.3% 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.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: Rents flat; 54 active listings in the ZIP; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $11,655/mo this rent would consume 125% of the median local household income ($112k/yr) (locally 1191% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $670k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $999,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $1,202,172
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Harding Ave	0.00mi	8/3.0	3,621 (0%)	0mo	$1,181,000	$326	100
202 Fisher Ave	0.63mi	8/5.0	3,294 (-9%)	20mo	$1,095,000	$332	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $21,984
• Equity at exit: $148,954

10-year hold

• IRR: 9.2%
• Equity multiple: 1.63×
• Total profit: $177,360
• Equity at exit: $86,375

Cash invested: $279,720 (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 10606

• Rents YoY: 0.4%
• Active inventory: 54
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $11,655 high
• Mortgage (P&I): −$5,239
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,448
• Net cashflow: $3,359

Break-even live

Break-even rent $7,403

Max offer price $999,000

Occupancy floor 66%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$8,006
1× unit	2	1	$3,649
Total (3 units)			$11,655

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-03-16
   listed $999,000 Active
3. 2022-09-14
   soldstatus $670,000
4. 2022-09-09
   soldstatus $670,000 Closed 366-char remark

   Show marketing remark (366 chars)

   This three family home features (2) 3-bedroom/1-bath units .The third unit is Basement level 2 bedroom/1- bath. . This property features an large driveway to 4 + vehicles, , and is close to shops, restaurants and transportation. First Floor Unit will be delivered Vacant. Sold " AS IS" condition. Additional Information: ParkingFeatures:4+ Car Detached,

5. 2022-07-09
   status Pending 366-char remark

   Show marketing remark (366 chars)

   This three family home features (2) 3-bedroom/1-bath units .The third unit is Basement level 2 bedroom/1- bath. . This property features an large driveway to 4 + vehicles, , and is close to shops, restaurants and transportation. First Floor Unit will be delivered Vacant. Sold " AS IS" condition. Additional Information: ParkingFeatures:4+ Car Detached,

6. 2022-06-22
   historical 366-char remark

   Show marketing remark (366 chars)

   This three family home features (2) 3-bedroom/1-bath units .The third unit is Basement level 2 bedroom/1- bath. . This property features an large driveway to 4 + vehicles, , and is close to shops, restaurants and transportation. First Floor Unit will be delivered Vacant. Sold " AS IS" condition. Additional Information: ParkingFeatures:4+ Car Detached,

7. 2022-06-18
   listed $750,000 Active 366-char remark

   Show marketing remark (366 chars)

   This three family home features (2) 3-bedroom/1-bath units .The third unit is Basement level 2 bedroom/1- bath. . This property features an large driveway to 4 + vehicles, , and is close to shops, restaurants and transportation. First Floor Unit will be delivered Vacant. Sold " AS IS" condition. Additional Information: ParkingFeatures:4+ Car Detached,

8. 2022-06-18
   historical $750,000 366-char remark

   Show marketing remark (366 chars)

   This three family home features (2) 3-bedroom/1-bath units .The third unit is Basement level 2 bedroom/1- bath. . This property features an large driveway to 4 + vehicles, , and is close to shops, restaurants and transportation. First Floor Unit will be delivered Vacant. Sold " AS IS" condition. Additional Information: ParkingFeatures:4+ Car Detached,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,318 · $193/mo
• Projected year-2 tax: $9,601 · $800/mo
• Expected delta: +$7,282/yr (+$607/mo · 314.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $139,860
• − Mortgage interest: −$55,960
• − Property taxes: −$2,318
• − Insurance: −$4,995
• − Repairs & maintenance: −$11,189
• − Management: −$11,189
• − Depreciation: −$29,062
• Taxable income: $25,148
• Est. tax owed @ 24.0%: −$6,035
• After-tax cash flow: $34,274/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): 17,341
• Household income: $112,270
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1191.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 30% Black 14% Two or more races 14% Asian 9%
• Hispanic origin (detail): Mexican 16% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 38% · Canada, Jamaica, China
• Languages at home: 49% English-only · Spanish 37% Other Indo-European 4% Chinese 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: ▼ -474.05%
• Current HPI: 247.9311
• Rent YoY: ▲ 0.41%
• 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

+33.2% since first listed

8 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-14 Sold (Public Records) $670,000 Public Records
• 2022-09-09 Sold (MLS) $670,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-06-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-18 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-18 Coming Soon $750,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-28.5%/yr

Latest (2025): $2,318 · -0.3% YoY. Source: county tax records.