33 Fieldstone Dr Unit G4 · White Plains, NY 10530

$429,000

3 bd · 2.0 ba · 1,350 sqft · Condo · 12 Days on market

Built 1959

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Why this score? — see what drove the D- 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and beautiful three bedroom, two full bath large Co-op on second floor of garden apartment in desirable Rex Ridge with private entrance. Carpet has been removed and hard wood floors refinished! Additional updates include new kitchen with granite counters, all in one washer/dryer, newer bathrooms, recessed lighting, tons of closets and private attic storage. Complex offers an in-ground pool and playground. Close to shopping, restaurants, schools and transportation. Star discount is an additional $113.33/month. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Foyer for boots
• Hilltop location
• Private entry

Tags

• TURNKEY-CONDITION APARTMENT
• PRIVATE ENTRY
• FOYER FOR BOOTS
• HILLTOP LOCATION
• THOUGHTFULLY-DESIGNED KITCHEN
• EXTENSIVE GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $429k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $429k).

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 at typical pace (median 18d 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 $3k of loan paydown is wiped out by about $13k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $260k; list at $429k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent; built in 1959 — 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 $429,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.14% ✓
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 7.3

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-102,579
• Equity at exit: $63,965

10-year hold

• IRR: -20.2%
• Equity multiple: -0.08×
• Total profit: $-129,231
• Equity at exit: $37,092

Cash invested: $120,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,904 high
• Mortgage (P&I): −$2,250
• Tax est. 1.5%: −$536 /mo · $6,435/yr
• Insurance: −$179
• HOA est. from 1 same-building comp: −$1,444
• Vacancy / Maint / Mgmt: −$1,030
• Net cashflow: $-534

Break-even live

Break-even rent $5,581

Max offer price $351,698

Occupancy floor —

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	24d	1	0.57mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	24d	1	0.94mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	0.95mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	0.96mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	0.97mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	1.02mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$7,972	$8.07	1d	28	1.03mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	1.06mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	43d	1	1.12mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	1.17mi
846 Hartsdale Rd White Plains, NY	3.0	2.5	1500	$5,200	$3.47	17d	1	1.21mi
5 Renaissance Sq Apt 21F White Plains, NY	2.0	2.5	1534	$6,850	$4.47	17d	1	1.33mi
290 E Main St Elmsford, NY	2.0	2.0	1086	$3,932	$3.62	1d	1	1.38mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	43d	1	1.42mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	1.42mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	43d	1	1.43mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	1.44mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	1d	1	1.45mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	43d	1	1.47mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	24d	1	1.48mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$6,671	$6.85	1d	19	1.48mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	1.50mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	1.50mi

HOA detail condo

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

Listing history 12 events

1. 2026-02-25
   status Pending
2. 2026-01-30
   listed $429,000 Active
3. 2019-03-05
   soldstatus $260,000 Sold 579-char remark

   Show marketing remark (579 chars)

   Spacious and beautiful three bedroom, two full bath large Co-op on second floor of garden apartment in desirable Rex Ridge with private entrance. Carpet has been removed and hard wood floors refinished! Additional updates include new kitchen with granite counters, all in one washer/dryer, newer bathrooms, recessed lighting, tons of closets and private attic storage. Complex offers an in-ground pool and playground. Close to shopping, restaurants, schools and transportation. Star discount is an additional $113.33/month. Additional Information: HeatingFuel:Oil Above Ground,

4. 2018-12-11
   status Pending 579-char remark

   Show marketing remark (579 chars)

   Spacious and beautiful three bedroom, two full bath large Co-op on second floor of garden apartment in desirable Rex Ridge with private entrance. Carpet has been removed and hard wood floors refinished! Additional updates include new kitchen with granite counters, all in one washer/dryer, newer bathrooms, recessed lighting, tons of closets and private attic storage. Complex offers an in-ground pool and playground. Close to shopping, restaurants, schools and transportation. Star discount is an additional $113.33/month. Additional Information: HeatingFuel:Oil Above Ground,

5. 2018-11-11
   price $279,000 579-char remark

   Show marketing remark (579 chars)

   Spacious and beautiful three bedroom, two full bath large Co-op on second floor of garden apartment in desirable Rex Ridge with private entrance. Carpet has been removed and hard wood floors refinished! Additional updates include new kitchen with granite counters, all in one washer/dryer, newer bathrooms, recessed lighting, tons of closets and private attic storage. Complex offers an in-ground pool and playground. Close to shopping, restaurants, schools and transportation. Star discount is an additional $113.33/month. Additional Information: HeatingFuel:Oil Above Ground,

6. 2018-10-09
   listed $275,000 Active 579-char remark

   Show marketing remark (579 chars)

   Spacious and beautiful three bedroom, two full bath large Co-op on second floor of garden apartment in desirable Rex Ridge with private entrance. Carpet has been removed and hard wood floors refinished! Additional updates include new kitchen with granite counters, all in one washer/dryer, newer bathrooms, recessed lighting, tons of closets and private attic storage. Complex offers an in-ground pool and playground. Close to shopping, restaurants, schools and transportation. Star discount is an additional $113.33/month. Additional Information: HeatingFuel:Oil Above Ground,

7. 2018-10-04
   historical
8. 2018-09-26
   price $279,900
9. 2018-09-09
   status Active
10. 2018-08-23
    historical
11. 2018-08-04
    price $289,900
12. 2018-06-22
    listed $299,900 Active

ⓘ 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 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: $58,853
• − Mortgage interest: −$24,031
• − Property taxes: −$6,435
• − Insurance: −$2,145
• − Repairs & maintenance: −$4,708
• − Management: −$4,708
• − HOA: −$17,328
• − Depreciation: −$12,480
• Taxable loss: −$12,982
• Est. tax savings @ 24.0%: +$3,116
• After-tax cash flow: $-3,295/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

+43.0% since first listed

12 events — show timeline

• 2026-02-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-05 Sold (MLS) $260,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-11-11 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-09 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-09-26 Price Changed $279,900 OneKey® MLS as Distributed by MLS Grid
• 2018-09-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-08-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-04 Price Changed $289,900 OneKey® MLS as Distributed by MLS Grid
• 2018-06-22 Listed $299,900 OneKey® MLS as Distributed by MLS Grid