142 Garth Rd Unit 2J · Eastchester, NY 10583

$199,900

1 bd · 1.0 ba · 750 sqft · Condo · 41 Days on market

Built 1950

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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 +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

Updated 1-bedroom CO-OP facing tree lined Garth Rd & features a updated Eat-in-kitchen & updated bath. The dining foyer has an arched opening to a large corner living room with covered hardwood floors. The large corrner bedroom has two closets and two windows are great for summer breezes. Covered hardwood floor throughout. 6 closets. Very short wait for indoor parking. Free permit parking for Garth Rd, Grayrock Rd and resident lot. Building is one of the closest to the Scarsdale train station & village and Garth Road's restaurant Row, Westchester's newest dining hot spots, recently recognized in the Michelin Guide. Only 30 minutes train ride to GCT. As a resident you are entitled to join the Town’s Lake Isle Park, that features golf, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Enjoy the Bronx River Trail - walking and biking. Maintenance is prior to STAR credit of $114 per month. Additional Information: Amenities:Storage,Windowed Bath,Windowed Kitchen,

Key facts

• Free parking
• Spacious foyer
• New eat-in kitchen

Tags

• NEW EAT-IN KITCHEN
• SPACIOUS FOYER
• PREMIUM STAINLESS APPLIANCES
• SPARKLING LAUNDRY ROOM
• CONVENIENT PACKAGE ROOM
• FREE PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 292 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 16% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.35%
• DSCR: 2.17
• GRM: 5.0

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $41,739
• Equity at exit: $29,806

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $132,054
• Equity at exit: $17,284

Cash invested: $55,972 (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: 292
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,304 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,163

Break-even live

Break-even rent $1,833

Max offer price $199,900

Occupancy floor 60%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	0.08mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	24d	1	0.08mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	24d	1	0.08mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	43d	1	0.32mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	7d	1	0.33mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	43d	1	0.34mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	43d	1	0.60mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	43d	1	0.64mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	7d	1	0.68mi

HOA detail condo

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

Listing history 6 events

1. 2026-04-09
   status Pending
2. 2026-03-13
   status Active
3. 2025-11-05
   listed $199,900 Active
4. 2023-06-26
   soldstatus $175,000 Closed 1040-char remark

   Show marketing remark (1040 chars)

   Updated 1-bedroom CO-OP facing tree lined Garth Rd & features a updated Eat-in-kitchen & updated bath. The dining foyer has an arched opening to a large corner living room with covered hardwood floors. The large corrner bedroom has two closets and two windows are great for summer breezes. Covered hardwood floor throughout. 6 closets. Very short wait for indoor parking. Free permit parking for Garth Rd, Grayrock Rd and resident lot. Building is one of the closest to the Scarsdale train station & village and Garth Road's restaurant Row, Westchester's newest dining hot spots, recently recognized in the Michelin Guide. Only 30 minutes train ride to GCT. As a resident you are entitled to join the Town’s Lake Isle Park, that features golf, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Enjoy the Bronx River Trail - walking and biking. Maintenance is prior to STAR credit of $114 per month. Additional Information: Amenities:Storage,Windowed Bath,Windowed Kitchen,

5. 2023-03-06
   status Pending 1040-char remark

   Show marketing remark (1040 chars)

   Updated 1-bedroom CO-OP facing tree lined Garth Rd & features a updated Eat-in-kitchen & updated bath. The dining foyer has an arched opening to a large corner living room with covered hardwood floors. The large corrner bedroom has two closets and two windows are great for summer breezes. Covered hardwood floor throughout. 6 closets. Very short wait for indoor parking. Free permit parking for Garth Rd, Grayrock Rd and resident lot. Building is one of the closest to the Scarsdale train station & village and Garth Road's restaurant Row, Westchester's newest dining hot spots, recently recognized in the Michelin Guide. Only 30 minutes train ride to GCT. As a resident you are entitled to join the Town’s Lake Isle Park, that features golf, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Enjoy the Bronx River Trail - walking and biking. Maintenance is prior to STAR credit of $114 per month. Additional Information: Amenities:Storage,Windowed Bath,Windowed Kitchen,

6. 2023-01-27
   listed $179,000 Active 1040-char remark

   Show marketing remark (1040 chars)

   Updated 1-bedroom CO-OP facing tree lined Garth Rd & features a updated Eat-in-kitchen & updated bath. The dining foyer has an arched opening to a large corner living room with covered hardwood floors. The large corrner bedroom has two closets and two windows are great for summer breezes. Covered hardwood floor throughout. 6 closets. Very short wait for indoor parking. Free permit parking for Garth Rd, Grayrock Rd and resident lot. Building is one of the closest to the Scarsdale train station & village and Garth Road's restaurant Row, Westchester's newest dining hot spots, recently recognized in the Michelin Guide. Only 30 minutes train ride to GCT. As a resident you are entitled to join the Town’s Lake Isle Park, that features golf, 8 Tennis courts and 5 swimming pools including a 50 meter Olympic Pool with eight racing lanes. Enjoy the Bronx River Trail - walking and biking. Maintenance is prior to STAR credit of $114 per month. Additional Information: Amenities:Storage,Windowed Bath,Windowed Kitchen,

ⓘ 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: $39,652
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,797
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − Depreciation: −$5,815
• Taxable income: $11,500
• Est. tax owed @ 24.0%: −$2,760
• After-tax cash flow: $11,190/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

+11.7% since first listed

6 events — show timeline

• 2026-04-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2023-06-26 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-27 Listed $179,000 OneKey® MLS as Distributed by MLS Grid