196 Garth Rd Unit 1G · Eastchester, NY 10583

$279,000

1 bd · 1.0 ba · 750 sqft · Condo · 44 Days on market

Built 1936 $372/sqft · 18% above area Est $237k · 18% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• Schools +7.2/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Truly move-in ready, fully renovated 1-bedroom co-op in sought-after Scarsdale Manor with three exposures and exceptional convenience. Be the first to use the brand-new 2026 kitchen featuring quartz counters, custom cabinetry, stainless steel appliances, and a window for natural light and ventilation. The open living, dining, and entry foyer layout offers today’s desirable open-concept living with sunny Southern and Western exposures and beautifully refinished parquet floors. The renovated bathroom features modern tile and a soaking tub. The corner bedroom enjoys Eastern and Southern exposures for excellent light and cross-ventilation. There are refinished parquet floors throughout as well as a welcoming entry foyer and the four large closets (two walk-ins) have had lights installed, Laundry is conveniently located in basement of the same building. Maintenance includes all utilities (electric, gas, heat, hot water) and is prior to STAR credit. Close to Scarsdale train, village shops, and Garth Road Restaurant Row — only 33 minutes to GCT. Free Garth Road parking with Eastchester permit which can be uesd on Garth Road, Grayrock Road and the Resident parking lot located directly behind the building. Eligible for Lake Isle membership (golf, tennis, swimming). Non-smoking building. Don’t miss this rare opportunity for modern, turnkey living.

Key facts

• Custom cabinetry
• Fully renovated
• Renovated bathroom

Tags

• FULLY RENOVATED
• BRAND-NEW KITCHEN
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT LIVING
• RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: schools A+, crime A+, commute 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.
• 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 $2k of loan paydown is wiped out by about $8k 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 $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y 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 $130k; list at $279k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $236,684
• List price: $279,000
• Delta: 17.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $877
• Equity at exit: $41,600

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $60,248
• Equity at exit: $24,123

Cash invested: $78,120 (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 10583

• Active inventory: 292
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,356 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $723

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 73%

Sensitivity live

Price	-10% $916	-5% $819	+0% $723	+5% $626	+10% $530
Rent	-10% $458	-5% $590	+0% $723	+5% $855	+10% $988
Rate	-1.0pp $863	-0.5pp $794	base $723	+0.5pp $651	+1.0pp $577

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	44d	1	0.21mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	0.22mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	0.22mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	0.22mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.46mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.47mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	44d	1	0.51mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	44d	1	0.54mi
837 White Plains Rd Unit 3R Scarsdale, NY	2.0	1.0	950	$2,500	$2.63	8d	1	0.61mi

HOA detail condo

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

Listing history 33 events

1. 2026-05-08
   status Pending 1381-char remark

   Show marketing remark (1381 chars)

   Truly move-in ready, fully renovated 1-bedroom co-op in sought-after Scarsdale Manor with three exposures and exceptional convenience. Be the first to use the brand-new 2026 kitchen featuring quartz counters, custom cabinetry, stainless steel appliances, and a window for natural light and ventilation. The open living, dining, and entry foyer layout offers today’s desirable open-concept living with sunny Southern and Western exposures and beautifully refinished parquet floors. The renovated bathroom features modern tile and a soaking tub. The corner bedroom enjoys Eastern and Southern exposures for excellent light and cross-ventilation. There are refinished parquet floors throughout as well as a welcoming entry foyer and the four large closets (two walk-ins) have had lights installed, Laundry is conveniently located in basement of the same building. Maintenance includes all utilities (electric, gas, heat, hot water) and is prior to STAR credit. Close to Scarsdale train, village shops, and Garth Road Restaurant Row — only 33 minutes to GCT. Free Garth Road parking with Eastchester permit which can be uesd on Garth Road, Grayrock Road and the Resident parking lot located directly behind the building. Eligible for Lake Isle membership (golf, tennis, swimming). Non-smoking building. Don’t miss this rare opportunity for modern, turnkey living.

2. 2026-03-25
   listed $279,000 Active 1381-char remark

   Show marketing remark (1381 chars)

   Truly move-in ready, fully renovated 1-bedroom co-op in sought-after Scarsdale Manor with three exposures and exceptional convenience. Be the first to use the brand-new 2026 kitchen featuring quartz counters, custom cabinetry, stainless steel appliances, and a window for natural light and ventilation. The open living, dining, and entry foyer layout offers today’s desirable open-concept living with sunny Southern and Western exposures and beautifully refinished parquet floors. The renovated bathroom features modern tile and a soaking tub. The corner bedroom enjoys Eastern and Southern exposures for excellent light and cross-ventilation. There are refinished parquet floors throughout as well as a welcoming entry foyer and the four large closets (two walk-ins) have had lights installed, Laundry is conveniently located in basement of the same building. Maintenance includes all utilities (electric, gas, heat, hot water) and is prior to STAR credit. Close to Scarsdale train, village shops, and Garth Road Restaurant Row — only 33 minutes to GCT. Free Garth Road parking with Eastchester permit which can be uesd on Garth Road, Grayrock Road and the Resident parking lot located directly behind the building. Eligible for Lake Isle membership (golf, tennis, swimming). Non-smoking building. Don’t miss this rare opportunity for modern, turnkey living.

3. 2015-06-25
   soldstatus $130,000 Sold 521-char remark

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

4. 2015-06-25
   price $129,000 521-char remark

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

5. 2015-06-25
   soldstatus $130,000

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

6. 2014-09-30
   historical Pending 521-char remark

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

7. 2014-06-17
   price $129,000 521-char remark

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

8. 2014-06-17
   price $130,000 521-char remark

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

9. 2014-05-06
   listed $139,000 Active 521-char remark

   Show marketing remark (521 chars)

   Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

10. 2014-05-06
    listed $129,000

    Show marketing remark (521 chars)

    Walk to all from this pristine 1 bedroom with 3 sunny exposures. Move in condition. There is a new kitchen and updated bath. Four large closets and parquet floors. The large living room has quiet views of the well manicured courtyard. Maintenance includes Gas & Elec, and does not reflect the STAR Credit, which must be applied for. Bldg has Cablevision, Direct TV & FIOS. Walk To Train and Scarsdale village. Free Garth Road Parking With Permit. Eligible for Lake Isle pool/golf/tennis membership. SHORT SALE

11. 2014-05-05
    historical Withdrawn
12. 2014-05-05
    historical
13. 2014-03-04
    price
14. 2014-02-13
    price
15. 2013-12-18
    price
16. 2013-11-20
    listed Active
17. 2013-11-20
    listed $139,000
18. 2011-02-04
    historical
19. 2010-12-13
    listed Active
20. 2010-05-24
    historical
21. 2009-09-23
    listed Active
22. 2009-09-08
    historical
23. 2009-03-07
    listed
24. 2008-12-17
    historical
25. 2008-06-17
    listed
26. 2007-01-12
    historical
27. 2006-10-31
    listed
28. 2005-11-30
    historical
29. 2005-08-30
    listed
30. 2002-03-07
    soldstatus $106,000
31. 2002-01-02
    historical
32. 2002-01-02
    price $107,900
33. 2001-11-30
    listed $106,000

ⓘ 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 ≥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: $40,267
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,221
• − Management: −$3,221
• − Depreciation: −$8,116
• Taxable income: $4,500
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $7,594/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

+163.2% since first listed

33 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-25 Price Changed $129,000 HGMLS
• 2015-06-25 Sold (MLS) $130,000 HGMLS
• 2015-06-25 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-30 Contingent — HGMLS
• 2014-06-17 Price Changed $130,000 HGMLS
• 2014-06-17 Price Changed $129,000 HGMLS
• 2014-05-06 Listed $139,000 HGMLS
• 2014-05-06 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-05 Delisted — HGMLS
• 2014-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-04 Price Changed — HGMLS
• 2014-02-13 Price Changed — HGMLS
• 2013-12-18 Price Changed — HGMLS
• 2013-11-20 Listed — HGMLS
• 2013-11-20 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2011-02-04 Delisted — HGMLS
• 2010-12-13 Listed — HGMLS
• 2010-05-24 Delisted — HGMLS
• 2009-09-23 Listed — HGMLS
• 2009-09-08 Delisted — HGMLS
• 2009-03-07 Listed — HGMLS
• 2008-12-17 Delisted — HGMLS
• 2008-06-17 Listed — HGMLS
• 2007-01-12 Delisted — HGMLS
• 2006-10-31 Listed — HGMLS
• 2005-11-30 Delisted — HGMLS
• 2005-08-30 Listed — HGMLS
• 2002-03-07 Sold (MLS) $106,000 HGMLS
• 2002-01-02 Price Changed $107,900 HGMLS
• 2002-01-02 Delisted — HGMLS
• 2001-11-30 Listed $106,000 HGMLS