68 Seneca Ave · White Plains, NY 10603

$725,000

3 bd · 1.0 ba · 1,965 sqft · SingleFamily public records · 46 Days on market

Built 1940 6,098 sqft lot $369/sqft · 19% below area Est $897k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Colonial offered for the first time in 61 years! This lovingly maintained 3-bedroom, 1.5-bath home features a classic and functional layout ideal for today’s lifestyle. The first floor includes a formal living room with wood-burning fireplace, dining room, kitchen, den, and a spacious great room with sliders to a large deck—perfect for entertaining or relaxing outdoors. The second level offers three well-proportioned bedrooms and a full bath. Unfinished lower level provides excellent potential for additional space including recreation room, home office, or gym. Well cared for throughout, this home presents a wonderful opportunity for the next owner to bring their own vi

Key facts

• Large deck
• Quiet street
• Short walk to train

Tags

• WOOD BURNING FIREPLACE
• LARGE DECK
• UNFINISHED LOWER LEVEL
• QUIET STREET
• SHORT WALK TO TRAIN
• SHORT WALK TO SHOPPING

Property features AI

Exterior

• Parking: Attached parking; Driveway; 1-car garage
• Utilities: Electric service by Con-Edison; Public sewer; Public trash collection
• Home design: Single family residence; Two levels
• Construction: Aluminum siding and brick exterior
• Exterior features: Back yard; Level lot; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating (natural gas); No central air
• Interior features: Ceiling fans; Entrance foyer; Formal dining room; Pull-down attic stairs; Full unfinished basement with storage space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $648k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $480k (33.8% below list).
• Recommended offer: $480k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in White Plains — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 113 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $5k of loan paydown is wiped out by about $22k 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

• It's been on market 46 days — a 3% lower offer ($703k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $479,956 (33.8% 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 46 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.66% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (median comp): $897,057
• List price: $725,000
• Delta: -19.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Cloverdale Ave	0.06mi	3/2.5	2,000 (+2%)	1mo	$700,000	$350	88
46 Mcdougal Dr	0.39mi	3/2.0	1,780 (-9%)	1mo	$850,811	$478	61
20 N Washington Ave	0.35mi	3/2.5	1,740 (-12%)	0mo	$795,000	$457	58
30 Maryton Rd	0.61mi	3/2.5	1,995 (+2%)	8mo	$800,000	$401	56
48 Archer Ave	0.37mi	3/2.5	2,109 (+7%)	11mo	$920,500	$436	55
16 Garretson Rd	0.52mi	3/1.5	1,819 (-7%)	11mo	$710,000	$390	52
9 Arborwood Ln	0.48mi	3/2.5	2,148 (+9%)	8mo	$800,000	$372	50
1 Westminster Dr	0.57mi	4/3.0 (+1)	2,000 (+2%)	11mo	$800,000	$400	48
43 Garretson Rd	0.58mi	3/2.5	1,792 (-9%)	10mo	$539,000	$301	44
32 Custis Ave	0.63mi	3/3.0	1,810 (-8%)	7mo	$865,000	$478	44
27 Oliver Ave	0.67mi	4/2.5 (+1)	2,200 (+12%)	9mo	$1,240,000	$564	31
81 Nethermont Ave	0.64mi	4/2.0 (+1)	1,700 (-14%)	11mo	$850,000	$500	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-145,784
• Equity at exit: $108,100

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-164,522
• Equity at exit: $62,685

Cash invested: $203,000 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 113
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,800 high
• Mortgage (P&I): −$3,802
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $-438

Break-even live

Break-even rent $5,354

Max offer price $647,627

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-233	+0% $-438	+5% $-1,469	+10% $-1,720
Rent	-10% $-817	-5% $-628	+0% $-438	+5% $-248	+10% $-59
Rate	-1.0pp $-73	-0.5pp $-254	base $-438	+0.5pp $-626	+1.0pp $-817

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Church St N White Plains, NY	3.0	1.5	1238	$4,500	$3.63	16d	1	0.19mi
499 N Broadway Apt 2L White Plains, NY	2.0	2.0	1250	$3,400	$2.72	44d	1	0.26mi
26 Montross St White Plains, NY	3.0	1.0	1528	$5,650	$3.70	0d	1	0.38mi
45 Washington Ave White Plains, NY	3.0	2.0	1319	$5,500	$4.17	7d	1	0.49mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	0.74mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	44d	1	1.05mi
3 Terrace Ave White Plains, NY	4.0	2.0	1820	$5,500	$3.02	7d	1	1.08mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	18	1.20mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	0d	30	1.21mi
28 Beechwood Ave West Harrison, NY	3.0	1.0	1239	$4,800	$3.87	18d	1	1.25mi
5 Renaissance Sq Apt 21F White Plains, NY	2.0	2.5	1534	$6,850	$4.47	18d	1	1.35mi
507 Main St E West Harrison, NY	3.0	2.0	1800	$5,000	$2.78	8d	1	1.40mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$7,972	$8.07	0d	26	1.41mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	25d	1	1.48mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	44d	1	1.49mi
111 Park Ave West Harrison, NY	3.0	3.5	2070	$7,100	$3.43	16d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $725,000 Active 46 DOM
2. 2026-06-18
   days on market $725,000 Active 43 DOM
3. 2026-06-17
   days on market $725,000 Active 42 DOM
4. 2026-06-16
   days on market $725,000 Active 41 DOM
5. 2026-06-15
   days on market $725,000 Active 40 DOM
6. 2026-06-13
   days on market $725,000 Active 38 DOM
7. 2026-06-13
   days on market $725,000 Active 37 DOM
8. 2026-06-09
   days on market $725,000 Active 34 DOM
9. 2026-06-08
   days on market $725,000 Active 33 DOM
10. 2026-06-07
    days on market $725,000 Active 32 DOM
11. 2026-06-04
    days on market $725,000 Active 29 DOM
12. 2026-06-03
    days on market $725,000 Active 28 DOM
13. 2026-06-02
    days on market $725,000 Active 27 DOM
14. 2026-06-01
    days on market $725,000 Active 26 DOM
15. 2026-05-31
    days on market $725,000 Active 25 DOM
16. 2026-05-06
    listed $725,000 Active 1060-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,507 · $126/mo
• Projected year-2 tax: $6,880 · $573/mo
• Expected delta: +$5,373/yr (+$448/mo · 356.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,595
• − Mortgage interest: −$40,611
• − Property taxes: −$1,507
• − Insurance: −$3,625
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − Depreciation: −$21,091
• Taxable loss: −$18,455
• Est. tax savings @ 24.0%: +$4,429
• After-tax cash flow: $-827/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
• City population: 61,281
• Population (ZIP): 19,201

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 2%

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: ▼ -101.72%
• Current HPI: 317.8177
• 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

1 event — show timeline

• 2026-05-06 Listed $725,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-24.9%/yr

Latest (2025): $1,507 · +1.0% YoY. Source: county tax records.