322 Olivia St · Port Chester, NY 10573

$759,000

4 bd · 2.0 ba · 1,334 sqft · MultiFamily public records · 38 Days on market

Built 1900 5,386 sqft lot $569/sqft · 15% below area Est $1175k · 35% under ↓ 5% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.6/10.0
• 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

Multi-family units

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

Listing remarks

Investment opportunity Two Family home priced to sell. Home offers 2 Units. First floor offers Eat in Kitchen, Living Room, 2-Bedrooms and Bathroom Second unit offers 3 rooms, Eat in Kitchen, Living room, Bedroom Bathroom plus walk up attic Lot size spacious with a 2 Car Garage and patio. Front porch great for relaxing with morning coffee or enjoying warm summer evenings. Very close to all shops and major highways.

Key facts

• Walk up attic
• Eat in kitchen
• Living room

Tags

• EAT IN KITCHEN
• LIVING ROOM
• WALK UP ATTIC
• 2 CAR GARAGE
• PATIO
• FRONT PORCH

Property features AI

Exterior

• Parking: Driveway; Garage; Total parking for 5 vehicles; 2-car garage
• Utilities: Con Edison electric; Natural gas connected; Public sewer; Water connected; Trash collection (public); Cable connected; Phone connected; Sewer connected; Electricity connected
• Home design: Duplex; Actual property condition
• Construction: Vinyl siding; Foundation: concrete perimeter, slab, and stone
• Exterior features: Mailbox; Rain gutters; Back yard; Level lot; Multiple garages/garage structure

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; Basement includes storage space; Full attic
• Flooring: Hardwood; Combination flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating (natural gas); Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Insulated windows; Patio and porch
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $759k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $800/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $759k).
• Recommended offer: $736k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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 74% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Port Chester-Rye Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $8,829/mo this rent would consume 100% of the median local household income ($106k/yr) (locally 1362% 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 $5k of loan paydown is wiped out by about $23k 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 38 days — a 3% lower offer ($736k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $736,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,174,724
• List price: $759,000
• Delta: -35.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Washington St	0.32mi	4/3.0	1,452 (+9%)	6mo	$665,000	$458	61
22 Spring St	0.33mi	3/2.0 (-1)	1,198 (-10%)	8mo	$650,000	$543	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-46,775
• Equity at exit: $113,169

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-8,677
• Equity at exit: $65,624

Cash invested: $212,520 (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: 14.3×

Monthly cashflow live

• Estimated rent: $8,829 medium
• Mortgage (P&I): −$3,980
• Tax from tax record: −$1,079 /mo · $12,946/yr
• Insurance: −$316
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,854
• Net cashflow: $1,600

Break-even live

Break-even rent $6,804

Max offer price $759,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$8,830
Total (2 units)			$8,829

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Ridge St Unit 2 Rye Brook, NY	3.0	1.0	1350	$3,800	$2.81	24d	1	0.32mi
22 Wyman St Rye Brook, NY	3.0	1.0	1193	$3,500	$2.93	43d	1	0.38mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$4,950	$4.13	1d	1	0.80mi
20 Church St W Unit A24 Greenwich, CT	3.0	2.0	1578	$10,500	$6.65	2d	1	0.92mi
10 Prospect St W Greenwich, CT	4.0	2.0	1784	$7,495	$4.20	1d	1	0.93mi
5 Wellington Pl Unit B Greenwich, CT	3.0	2.0	1152	$4,500	$3.91	43d	1	0.95mi
19 Edison Pl Unit 2 Port Chester, NY	3.0	2.0	1500	$3,800	$2.53	13d	1	1.17mi
82 Putnam Ave Port Chester, NY	3.0	1.0	1200	$3,600	$3.00	43d	1	1.17mi
11 Madison Ave Unit 2nd Fl Port Chester, NY	3.0	1.0	1200	$3,700	$3.08	24d	1	1.23mi
27-29 Purchase St Rye, NY	3.0	1.0	1081	$4,600	$4.26	19d	1	1.24mi
71 Byram Rd Unit 2 Greenwich, CT	3.0	2.0	1200	$3,400	$2.83	23d	1	1.32mi
89 View St W Unit 2nd floor Greenwich, CT	3.0	2.0	1870	$5,450	$2.91	19d	1	1.34mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$5,795	$4.39	1d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $759,000 Active 38 DOM
2. 2026-06-17
   days on market $759,000 Active 37 DOM
3. 2026-06-16
   days on market $759,000 Active 36 DOM
4. 2026-06-15
   days on market $759,000 Active 35 DOM
5. 2026-06-13
   days on market $759,000 Active 33 DOM
6. 2026-06-13
   days on market $759,000 Active 32 DOM
7. 2026-06-09
   days on market $759,000 Active 29 DOM
8. 2026-06-08
   days on market $759,000 Active 28 DOM
9. 2026-06-07
   days on market $759,000 Active 27 DOM
10. 2026-06-04
    days on market $759,000 Active 24 DOM
11. 2026-06-03
    days on market $759,000 Active 23 DOM
12. 2026-06-02
    days on market $759,000 Active 22 DOM
13. 2026-06-02
    price $759,000 Active 21 DOM
14. 2026-06-01
    days on market $799,000 Active 21 DOM
15. 2026-05-31
    days on market $799,000 Active 20 DOM
16. 2026-04-23
    listed $799,000 Active 419-char remark

ⓘ 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: $12,946 · $1,079/mo
• Projected year-2 tax: $12,946 · $1,079/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $105,948
• − Mortgage interest: −$42,516
• − Property taxes: −$12,946
• − Insurance: −$3,795
• − Repairs & maintenance: −$8,476
• − Management: −$8,476
• − Depreciation: −$22,080
• Taxable income: $7,660
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $17,356/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

-5.0% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $759,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $799,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $12,946 · +7.0% YoY. Source: county tax records.