10 Sciortino Pl · Fairview, NY 10607

$650,000

3 bd · 2.0 ba · 1,841 sqft · SingleFamily · 49 Days on market

Built 1952 7,841 sqft lot Est $812k · 20% under ↓ 7% since listing

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +4.9/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10 Sciortino Place, a solid brick home tucked away on a quiet residential street in White Plains. This well-maintained 3-bedroom, 2-bath property offers comfortable living with a flexible layout, including a finished lower level ideal for a family room, home office, or guest space. Enjoy central air conditioning, gas heating, and a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major transportation, this home combines durability, comfort, and everyday convenience. A great opportunity in a desirable Westchester location.

Key facts

• Private backyard
• Gas heating
• Solid brick home

Tags

• SOLID BRICK HOME
• FINISHED LOWER LEVEL
• PRIVATE BACKYARD
• CENTRAL AIR CONDITIONING
• GAS HEATING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $598k (8.0% below list).
• Recommended offer: $598k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.8% in Fairview — 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 79/100 on livability (#149 in NY, #2,302 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lee F Jackson School (261 students, 41% FRL); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k of loan paydown is wiped out by about $20k 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 49 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $598,119 (8.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $811,881
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Downing Dr E	0.20mi	3/2.0	1,800 (-2%)	8mo	$793,500	$441	80
110 Mclean Ave	0.53mi	4/2.0 (+1)	1,800 (-2%)	10mo	$663,000	$368	58
77 Hillcrest Ave	0.47mi	4/2.5 (+1)	1,800 (-2%)	12mo	$803,000	$446	58
20 Shelley Ave	0.64mi	4/2.0 (+1)	1,778 (-3%)	2mo	$820,000	$461	58
116 Juniper Hill Rd	0.72mi	3/2.0	1,852 (+1%)	11mo	$570,000	$308	57
193 Pinewood Rd	0.70mi	3/2.5	1,899 (+3%)	11mo	$765,000	$403	51
14 Midway Rd	0.70mi	3/1.5	1,732 (-6%)	8mo	$729,000	$421	49
7 Bonnie Briar Rd	0.43mi	3/2.0	1,608 (-13%)	13mo	$900,000	$560	48
15 Wayne Way	0.74mi	4/3.0 (+1)	1,936 (+5%)	2mo	$699,000	$361	46
25 Midway Rd	0.63mi	4/2.5 (+1)	1,689 (-8%)	5mo	$755,000	$447	46
15 Carlyle Pl	0.64mi	3/2.0	1,619 (-12%)	6mo	$745,000	$460	45
40 Barnwell Dr	0.50mi	3/1.5	1,616 (-12%)	13mo	$675,000	$418	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-68,345
• Equity at exit: $96,917

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-12,237
• Equity at exit: $56,200

Cash invested: $182,000 (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 10607

• Active inventory: 40
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,981 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$463 /mo · $5,556/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,256
• Net cashflow: $583

Break-even live

Break-even rent $5,244

Max offer price $650,000

Occupancy floor 85%

Sensitivity live

Price	-10% $951	-5% $767	+0% $583	+5% $399	+10% $215
Rent	-10% $110	-5% $346	+0% $583	+5% $819	+10% $1,055
Rate	-1.0pp $910	-0.5pp $748	base $583	+0.5pp $414	+1.0pp $243

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Francine Ct White Plains, NY	4.0	2.5	2000	$6,800	$3.40	16d	1	0.37mi
846 Hartsdale Rd White Plains, NY	3.0	2.5	1500	$5,200	$3.47	19d	1	0.42mi
290 E Main St Elmsford, NY	1.0–2.0	1.0–2.0	1077	$4,107	$3.81	0d	7	0.61mi
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	26d	1	0.90mi
181 Finmor Dr White Plains, NY	3.0	1.5	1789	$6,200	$3.47	19d	1	1.44mi

Listing history 4 events

1. 2026-02-05
   status Pending
2. 2026-01-02
   price $650,000
3. 2025-12-23
   price $699,999
4. 2025-12-12
   listed $700,000 Active

ⓘ 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: $5,556 · $463/mo
• Projected year-2 tax: $8,271 · $689/mo
• Expected delta: +$2,714/yr (+$226/mo · 48.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 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: $71,774
• − Mortgage interest: −$36,410
• − Property taxes: −$5,556
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,742
• − Management: −$5,742
• − Depreciation: −$18,909
• Taxable loss: −$3,835
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $7,912/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — Fairview

• Score: 79/100
• State rank: #149
• US rank: #2302

Category grades

Amenities F Commute A+ Cost of living C- Crime C Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, NY
• Population (ZIP): 6,222

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 30% White 29% Hispanic / Latino 27% Asian 12% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 3% Hispanic 2%
• Foreign-born: 30% · Canada, South Korea, Jamaica
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 6% Korean 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: ▼ -357.34%
• Current HPI: 344.8189
• 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

-7.1% since first listed

4 events — show timeline

• 2026-02-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Listed $700,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2025): $5,556 · -16.8% YoY. Source: county tax records.