21 Fieldstone Dr #198 · White Plains, NY 10530

$259,000

1 bd · 1.0 ba · 850 sqft · Condo · 13 Days on market

Built 1959

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

A private entrance into this second floor end unit sets up two sunny exposures with treetop or courtyard views and a good sense of tranquility and privacy. There is a nicely updated eat-in kitchen with good counter space and gas cooking, and a washer/dryer for your convenience. The dining area outside the kitchen has a window overlooking the flowers in the courtyard for pleasant views while having meals. The living room is sizeable and has both FIOS and Cablevision boxes for your choice of services in the apartment. The bedroom has a walk-in closet plus a second closet, and there is both a coat closet and linen closet in the hallway. The bathroom has been renovated with black and white tiles that go with every color of towels, and has a modern pedestal sink. At the exterior, there is room for table/chairs/grille for summertime BBQ dining. STAR reduction is $108, if applicable. Rex Ridge has a great pool and playground. Also, Greenburgh Recreation plus parks with activities are nearby.

Key facts

• Community pool
• Built 1959
• Listed 13 days

Property features AI

Finance

• HOA & community: REX RIDGE association; Community amenities include landscaping, live-in superintendent, grounds maintenance, playground, and pool

Exterior

• Parking: Assigned parking (monthly fee $70); No carport
• Utilities: Con Edison electric; Public sewer; Cable available; Electricity available; Natural gas available; Sewer connected; Water connected
• Home design: Stock cooperative; 2 total stories; Entry level: 2
• Construction: Brick exterior
• Exterior features: Brick construction; No waterfront; Outdoor in-ground fenced pool

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One-level layout; 4 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning
• Interior features: Original details; Other
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Cap rate 8.4% 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; 25 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 $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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y ago; this cycle's ask is 42% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $131k; list at $259k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $259,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.6

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-12,620
• Equity at exit: $38,618

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $26,921
• Equity at exit: $22,394

Cash invested: $72,520 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $460

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 79%

Sensitivity live

Price	-10% $639	-5% $550	+0% $460	+5% $371	+10% $281
Rent	-10% $235	-5% $348	+0% $460	+5% $573	+10% $685
Rate	-1.0pp $591	-0.5pp $526	base $460	+0.5pp $393	+1.0pp $325

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	0.06mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	0.31mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	0.56mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	0.94mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	0.95mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	0.95mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,674	$2.86	0d	19	0.97mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$2,850	$3.65	0d	10	1.02mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	26	1.04mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	1.07mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	1.07mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	14d	2	1.07mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	20d	2	1.07mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	23d	1	1.10mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	1.12mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	18	1.31mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	1.35mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	1.36mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	1.38mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	0d	1	1.39mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	1.43mi
290 E Main St Elmsford, NY	1.0–2.0	1.0–2.0	1077	$3,213	$2.98	0d	7	1.44mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	44d	1	1.46mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	1.48mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	20d	1	1.48mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-17
   status $259,000 Pending 13 DOM
2. 2026-06-17
   days on market $259,000 Active 13 DOM
3. 2026-06-16
   days on market $259,000 Active 12 DOM
4. 2026-06-15
   days on market $259,000 Active 11 DOM
5. 2026-06-13
   days on market $259,000 Active 9 DOM
6. 2026-06-13
   days on market $259,000 Active 8 DOM
7. 2026-06-09
   days on market $259,000 Active 5 DOM
8. 2026-06-08
   days on market $259,000 Active 4 DOM
9. 2026-06-07
   status $259,000 Active 3 DOM
10. 2026-06-04
    days on market $259,000 Coming Soon 3 DOM
11. 2026-06-03
    days on market $259,000 Coming Soon 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $259,000 Coming Soon 1 DOM

ⓘ 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: $34,178
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$7,535
• Taxable income: $1,487
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $5,165/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

+83.7% since first listed

18 events — show timeline

• 2026-06-01 Coming Soon $259,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-23 Listed $182,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-05 Price Changed $130,750 HGMLS
• 2017-01-05 Sold (MLS) $130,750 HGMLS
• 2017-01-05 Sold (MLS) $130,750 OneKey® MLS as Distributed by MLS Grid
• 2016-08-24 Contingent — HGMLS
• 2016-08-24 Price Changed $140,000 HGMLS
• 2016-06-10 Listed $140,000 HGMLS
• 2016-06-10 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $139,950 HGMLS
• 2007-07-23 Sold (MLS) $185,000 HGMLS
• 2007-04-12 Price Changed $189,000 HGMLS
• 2007-04-12 Delisted — HGMLS
• 2006-12-07 Listed $185,000 HGMLS
• 2004-01-15 Sold (MLS) $141,000 HGMLS
• 2003-10-15 Delisted — HGMLS
• 2003-09-04 Listed $141,000 HGMLS