55 Fieldstone Dr #41 · White Plains, NY 10530

$129,900

1 bd · 1.0 ba · 548 sqft · Condo · 95 Days on market

Built 1967 $831/mo HOA · 28% of rent

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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 +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private, Quiet And Bright. Top Floor, End Unit, Windows Galore, Dogs Welcome, W/ W Carpet, Ample Closets, 2 Parking Spaces. All This On A Quiet Street In A Convenient Location With A Pool To Relax In Summer.

Key facts

• In-ground pool
• Convenient parking
• On-site laundry

Tags

• IN-GROUND POOL
• ON-SITE LAUNDRY
• CONVENIENT PARKING
• HARTSDALE TRAIN STATION
• DOWNTOWN WHITE PLAINS

Property features AI

Finance

• Other: Living area measured by appraiser
• Financial info: Financial details not provided
• HOA & community: Association managed by CDT Management; Monthly association fee (amount provided but excluded per instructions); Association amenities include pool, landscaping, grounds maintenance, snow removal and trash service; Association fee covers common area and exterior maintenance, grounds care, pool service, sewer and snow removal

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Security information not provided
• Utilities: Con Edison electric service; Public sewer; Electricity connected; Sewer connected; Water connected; Public trash collection
• Home design: Stock cooperative; Entry on level 2; Three-story building
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; Community in-ground outdoor pool with cover

Interior

• Kitchen: No appliances included
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard and electric heating; Wall/window air conditioning units
• Interior features: Other interior features; No basement; Attic: none; Total of 4 rooms; 3-story building; unit on level 2; one-level interior
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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: Early Childhood Program (128 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: 156 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.26% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.34%
• DSCR: 1.86
• GRM: 3.7

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $16,847
• Equity at exit: $19,369

10-year hold

• IRR: 20.8%
• Equity multiple: 2.79×
• Total profit: $65,007
• Equity at exit: $11,231

Cash invested: $36,372 (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 10530

• Active inventory: 156
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,930 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$831
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $586

Break-even live

Break-even rent $2,188

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	0.80mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	0.81mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	18d	1	0.81mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	2d	3	0.81mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	0.87mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	1d	12	0.87mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.92mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	1.11mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	43d	1	1.27mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	18d	1	1.32mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	1.33mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	1.33mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	1d	126	1.38mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	43d	1	1.40mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	1.40mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	1.43mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	43d	17	1.43mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	2d	1	1.44mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	2d	1	1.44mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	43d	1	1.46mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	4d	1	1.48mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	1.49mi

HOA detail condo

• Monthly dues: $831 · $9,972/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-26
   status Pending
2. 2026-02-24
   price $129,900
3. 2026-01-21
   listed $137,000 Active
4. 2006-09-27
   soldstatus $146,000 207-char remark

   Show marketing remark (207 chars)

   Private, Quiet And Bright. Top Floor, End Unit, Windows Galore, Dogs Welcome, W/ W Carpet, Ample Closets, 2 Parking Spaces. All This On A Quiet Street In A Convenient Location With A Pool To Relax In Summer.

5. 2006-07-24
   historical 207-char remark

   Show marketing remark (207 chars)

   Private, Quiet And Bright. Top Floor, End Unit, Windows Galore, Dogs Welcome, W/ W Carpet, Ample Closets, 2 Parking Spaces. All This On A Quiet Street In A Convenient Location With A Pool To Relax In Summer.

6. 2006-07-24
   price $149,900 207-char remark

   Show marketing remark (207 chars)

   Private, Quiet And Bright. Top Floor, End Unit, Windows Galore, Dogs Welcome, W/ W Carpet, Ample Closets, 2 Parking Spaces. All This On A Quiet Street In A Convenient Location With A Pool To Relax In Summer.

7. 2006-05-16
   listed $146,000 207-char remark

   Show marketing remark (207 chars)

   Private, Quiet And Bright. Top Floor, End Unit, Windows Galore, Dogs Welcome, W/ W Carpet, Ample Closets, 2 Parking Spaces. All This On A Quiet Street In A Convenient Location With A Pool To Relax In Summer.

8. 2002-10-16
   price $89,000 89-char remark

   Show marketing remark (89 chars)

   Convenient Location, Pool, Off Street Parking. New Carpet To Be Installed, To Be Painted.

9. 2002-10-16
   soldstatus $85,000 89-char remark

   Show marketing remark (89 chars)

   Convenient Location, Pool, Off Street Parking. New Carpet To Be Installed, To Be Painted.

10. 2002-05-13
    listed $85,000 89-char remark

    Show marketing remark (89 chars)

    Convenient Location, Pool, Off Street Parking. New Carpet To Be Installed, To Be Painted.

ⓘ 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 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 · 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: $35,165
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,813
• − Management: −$2,813
• − HOA: −$9,972
• − Depreciation: −$3,779
• Taxable income: $5,913
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,616/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 — 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

• City population: 61,281
• Population (ZIP): 13,955

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 10% Two or more races 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% Russian/Polish/Slavic 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: ▼ -616.16%
• Current HPI: 320.7324
• 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

+52.8% since first listed

10 events — show timeline

• 2026-04-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-21 Listed $137,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-27 Sold (MLS) $146,000 HGMLS
• 2006-07-24 Price Changed $149,900 HGMLS
• 2006-07-24 Delisted — HGMLS
• 2006-05-16 Listed $146,000 HGMLS
• 2002-10-16 Sold (MLS) $85,000 HGMLS
• 2002-10-16 Price Changed $89,000 HGMLS
• 2002-05-13 Listed $85,000 HGMLS