1 Franklin Ave Unit 4G · White Plains, NY 10601

$180,000

1 bd · 1.0 ba · 725 sqft · Condo · 70 Days on market

Built 1928 $1067/mo HOA · 38% of rent

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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 +10.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

High floor unit with open living room, dining area and kitchen. Large bedroom with two closets. PET FRIENDLY building. There are beautiful hardwood floors throughout. 1 Franklin Avenue is an exceptional PET-Friendly co-op located along scenic Westchester Avenue between Franklin ave and Main St and overlooking Tibbits Park. The building features a beautiful restored lobby, optional residents fitness room, and large modern laundry room. A must see! Open living, dining and kitchen create a open environment while the entry foyer creates privacy leading to the large bedroom and bath. Parking is a waitlist for building, however many municipal lots are close by for parking options. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• High floor
• Restored lobby
• $1,067 HOA

Tags

• HIGH FLOOR
• WINDOWED EAT IN KITCHEN
• GLASS ENCLOSED SHOWER
• PET FRIENDLY BUILDING
• OVERLOOKING TIBBITS PARK
• RESTORED LOBBY

Property features AI

Finance

• HOA & community: Association: Franklin Manor; Monthly association fee; Association fee covers heat, hot water, sewer, and water

Exterior

• Parking: Has garage; Carport: none; Parking waitlist
• Utilities: Electric service by Con Edison; Public sewer; Cable available; Electricity available
• Home design: Stock cooperative; Entry level: 4
• Construction: Block and brick exterior; Block and brick/mortar foundation
• Exterior features: No waterfront; Walk-out basement access

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 2 rooms total (includes bedroom spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Bicycle room
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-82 ($-986/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (6.6% below list).
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $168k (6.6% below list) — sets the bar for cash-flow.

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.
• White Plains City School District (urban): math 49% / reading 54% proficiency, ranked #313 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 87 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 4.8% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent; built in 1928 — 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 $168,111 (6.6% below list)

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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.69% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.39×
• Total profit: $19,510
• Equity at exit: $77,852

10-year hold

• IRR: 11.5%
• Equity multiple: 2.78×
• Total profit: $89,679
• Equity at exit: $117,633

Cash invested: $50,400 (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 10601

• Home prices YoY: 1.6%
• Rents YoY: 4.8%
• Active inventory: 87
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,821 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$1,067
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-82

Break-even live

Break-even rent $2,925

Max offer price $168,111

Occupancy floor 98%

Sensitivity live

Price	-10% $42	-5% $-20	+0% $-82	+5% $-144	+10% $-207
Rent	-10% $-305	-5% $-194	+0% $-82	+5% $29	+10% $141
Rate	-1.0pp $8	-0.5pp $-36	base $-82	+0.5pp $-129	+1.0pp $-176

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	5d	1	0.04mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	44d	1	0.08mi
10 Franklin Ave Unit 2MEF White Plains, NY	—	1.0	422	$1,800	$4.27	44d	1	0.08mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	0.09mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	31	0.19mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	0.22mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	0.23mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	0.26mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.29mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	0.30mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	3d	1	0.32mi
1 Lyon Pl Unit 103 White Plains, NY	—	1.0	406	$2,295	$5.65	3d	1	0.32mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	2d	11	0.34mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	44d	17	0.35mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	14d	1	0.36mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.38mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	18	0.39mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	0.54mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	6d	6	0.59mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	25	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.61mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	3d	12	0.64mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	2d	20	0.68mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	0.73mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	0.73mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	0.73mi
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	25d	1	0.91mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	44d	1	0.99mi
125 Lake St Unit 5jn West Harrison, NY	1.0	1.0	750	$2,150	$2.87	44d	1	1.08mi
218 Lincoln Ave Unit 2 West Harrison, NY	1.0	1.0	580	$1,885	$3.25	5d	1	1.27mi
169 Old Mamaroneck Rd Unit B1 White Plains, NY	—	1.0	500	$2,000	$4.00	44d	1	1.36mi
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	44d	1	1.40mi

HOA detail condo

• Monthly dues: $1,067 · $12,804/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-29
   status Pending
2. 2026-03-30
   price $180,000
3. 2026-02-17
   historical
4. 2026-02-16
   listed $190,000 Active
5. 2025-12-19
   listed $195,000 Active
6. 2023-08-25
   soldstatus $148,000 Closed 738-char remark

   Show marketing remark (738 chars)

   High floor unit with open living room, dining area and kitchen. Large bedroom with two closets. PET FRIENDLY building. There are beautiful hardwood floors throughout. 1 Franklin Avenue is an exceptional PET-Friendly co-op located along scenic Westchester Avenue between Franklin ave and Main St and overlooking Tibbits Park. The building features a beautiful restored lobby, optional residents fitness room, and large modern laundry room. A must see! Open living, dining and kitchen create a open environment while the entry foyer creates privacy leading to the large bedroom and bath. Parking is a waitlist for building, however many municipal lots are close by for parking options. Additional Information: HeatingFuel:Oil Above Ground,

7. 2023-07-09
   status Pending 738-char remark

   Show marketing remark (738 chars)

   High floor unit with open living room, dining area and kitchen. Large bedroom with two closets. PET FRIENDLY building. There are beautiful hardwood floors throughout. 1 Franklin Avenue is an exceptional PET-Friendly co-op located along scenic Westchester Avenue between Franklin ave and Main St and overlooking Tibbits Park. The building features a beautiful restored lobby, optional residents fitness room, and large modern laundry room. A must see! Open living, dining and kitchen create a open environment while the entry foyer creates privacy leading to the large bedroom and bath. Parking is a waitlist for building, however many municipal lots are close by for parking options. Additional Information: HeatingFuel:Oil Above Ground,

8. 2023-04-04
   listed $159,000 Active 738-char remark

   Show marketing remark (738 chars)

   High floor unit with open living room, dining area and kitchen. Large bedroom with two closets. PET FRIENDLY building. There are beautiful hardwood floors throughout. 1 Franklin Avenue is an exceptional PET-Friendly co-op located along scenic Westchester Avenue between Franklin ave and Main St and overlooking Tibbits Park. The building features a beautiful restored lobby, optional residents fitness room, and large modern laundry room. A must see! Open living, dining and kitchen create a open environment while the entry foyer creates privacy leading to the large bedroom and bath. Parking is a waitlist for building, however many municipal lots are close by for parking options. Additional Information: HeatingFuel:Oil Above Ground,

9. 2023-04-02
   historical
10. 2023-02-01
    price $159,000
11. 2022-11-02
    listed $169,000 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 4/10 Moderate
• 🌡 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: $33,855
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − HOA: −$12,804
• − Depreciation: −$5,236
• Taxable loss: −$3,285
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-198/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: White Plains City School District
• NCES district ID: 3631260
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $78,366
• Composite: 46.72/100
• National rank: #2397
• State rank: #313 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

• Census place: White Plains, NY
• County: Westchester County · 709,332 people
• City population: 61,281
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 11,930
• Household income: $85,859
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 944.0

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 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 28% Black 14% Asian 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3% Dominican 7%
• Common ancestry: Romanian 5% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 26% Other Indo-European 7% French/Haitian/Cajun 4%

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: ▲ 2.69%
• Current HPI: 170.1993
• Rent YoY: ▲ 4.82%
• 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

+6.5% since first listed

11 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-19 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-25 Sold (MLS) $148,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-04-04 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-02-01 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-02 Listed $169,000 OneKey® MLS as Distributed by MLS Grid