185 Bryant Ave Unit 1C · White Plains, NY 10605

$208,000

1 bd · 1.0 ba · 750 sqft · Condo · 27 Days on market

Built 1952 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main floor unit in the desirable Bryant Garden Complex. This unit features a spacious and bright bedroom with abundant closet space. The living room with dining area allows an open flow layout that is great for entertaining with newly installed wall-to-wall carpeting, and entire apartment freshly painted. This complex offers a convenient laundry facility, lots of guest parking, beautiful gardens, and well kept grounds in a quiet setting. Close to local shops, restaurants and local stores on Mamaroneck Avenue. Strict board approval, prior deals were not approved by board,

Key facts

• Garage
• Built 1952
• Listed 27 days

Property features AI

Finance

• HOA & community: Association present

Exterior

• Parking: Assigned parking; Garage parking available; Parking lot; Private parking; Unassigned parking
• Utilities: Con-Edison electric service; Public sewer; Natural gas connected; Electricity connected
• Home design: Stock cooperative; Entry at level 1
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; 5 total rooms; No basement
• Laundry & utility: Natural gas connected; Electricity connected

🏢 Co-op / cooperative unit. The $208,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Recommended offer: $205k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• 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 (+6.4%/yr); 112 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 + 6.4% rent growth), your $58k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $125k; list at $208k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $204,880 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.44% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.66×
• Total profit: $38,492
• Equity at exit: $31,013

10-year hold

• IRR: 26.8%
• Equity multiple: 3.76×
• Total profit: $160,509
• Equity at exit: $17,984

Cash invested: $58,240 (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 10605

• Rents YoY: 6.4%
• Active inventory: 112
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,037 high
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $962

Break-even live

Break-even rent $1,820

Max offer price $208,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,106	-5% $1,034	+0% $962	+5% $890	+10% $818
Rent	-10% $722	-5% $842	+0% $962	+5% $1,082	+10% $1,202
Rate	-1.0pp $1,067	-0.5pp $1,015	base $962	+0.5pp $908	+1.0pp $853

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	26d	1	0.46mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	22d	1	0.63mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	0d	11	0.83mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	45d	1	0.83mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	0.83mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	45d	17	0.89mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	5d	1	0.91mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	5d	1	0.91mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	5d	2	0.98mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	1.02mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	21d	1	1.09mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	17d	1	1.11mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	6d	1	1.12mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	15d	1	1.14mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	45d	1	1.16mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	45d	1	1.16mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	24d	2	1.18mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	15d	1	1.20mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	45d	1	1.25mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	4d	1	1.32mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	45d	2	1.32mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	15d	2	1.32mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	21d	2	1.32mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	28	1.33mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	7d	1	1.33mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	45d	1	1.37mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	45d	1	1.38mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	46d	1	1.38mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	22d	1	1.38mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$2,850	$3.65	1d	10	1.38mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	45d	1	1.39mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	5d	3	1.39mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	21d	1	1.39mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	1.41mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	26d	1	1.43mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,674	$2.86	1d	19	1.45mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	19	1.45mi
3 Westchester Park Dr West Harrison, NY	3.0	1.0–2.0	1321	$5,091	$3.85	0d	36	1.47mi
Gainsborg Ave West Harrison, NY	2.0	1.0	980	$2,800	$2.86	17d	1	1.47mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	27	1.48mi

HOA detail condo

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

Listing history 13 events

1. 2026-04-16
   status Pending
2. 2026-03-21
   listed $208,000 Active
3. 2026-03-19
   historical $208,000
4. 2022-07-29
   soldstatus $125,000 Closed 577-char remark

   Show marketing remark (577 chars)

   Main floor unit in the desirable Bryant Garden Complex. This unit features a spacious and bright bedroom with abundant closet space. The living room with dining area allows an open flow layout that is great for entertaining with newly installed wall-to-wall carpeting, and entire apartment freshly painted. This complex offers a convenient laundry facility, lots of guest parking, beautiful gardens, and well kept grounds in a quiet setting. Close to local shops, restaurants and local stores on Mamaroneck Avenue. Strict board approval, prior deals were not approved by board,

5. 2022-04-22
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Main floor unit in the desirable Bryant Garden Complex. This unit features a spacious and bright bedroom with abundant closet space. The living room with dining area allows an open flow layout that is great for entertaining with newly installed wall-to-wall carpeting, and entire apartment freshly painted. This complex offers a convenient laundry facility, lots of guest parking, beautiful gardens, and well kept grounds in a quiet setting. Close to local shops, restaurants and local stores on Mamaroneck Avenue. Strict board approval, prior deals were not approved by board,

6. 2021-10-05
   historical

   Show marketing remark (577 chars)

   Main floor unit in the desirable Bryant Garden Complex. This unit features a spacious and bright bedroom with abundant closet space. The living room with dining area allows an open flow layout that is great for entertaining with newly installed wall-to-wall carpeting, and entire apartment freshly painted. This complex offers a convenient laundry facility, lots of guest parking, beautiful gardens, and well kept grounds in a quiet setting. Close to local shops, restaurants and local stores on Mamaroneck Avenue. Strict board approval, prior deals were not approved by board,

7. 2021-10-05
   listed $139,999 Active 577-char remark

   Show marketing remark (577 chars)

   Main floor unit in the desirable Bryant Garden Complex. This unit features a spacious and bright bedroom with abundant closet space. The living room with dining area allows an open flow layout that is great for entertaining with newly installed wall-to-wall carpeting, and entire apartment freshly painted. This complex offers a convenient laundry facility, lots of guest parking, beautiful gardens, and well kept grounds in a quiet setting. Close to local shops, restaurants and local stores on Mamaroneck Avenue. Strict board approval, prior deals were not approved by board,

8. 2021-06-21
   status Pending
9. 2021-03-31
   status Active
10. 2021-03-10
    status Pending
11. 2021-02-23
    historical
12. 2021-02-23
    listed $139,999 Active
13. 2020-09-25
    listed $149,999 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 2/10 Low
• 🌡 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: $36,449
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,916
• − Management: −$2,916
• − Depreciation: −$6,051
• Taxable income: $8,755
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $9,444/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready, fully updated condo in the Bryant Gardens complex is in good condition with minimal maintenance required.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and property value
• Rental Replace ceiling fan — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and property value ↑
• Rental Replace ceiling fan — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,493
• Household income: $148,982
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 581.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 9% Asian 8% Black 8%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Scotch-Irish 5% Romanian 4% Italian 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 5% German/W. Germanic 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: ▼ -580.55%
• Current HPI: 266.0542
• Rent YoY: ▲ 6.44%
• 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

+38.7% since first listed

13 events — show timeline

• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-21 Listed $208,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $208,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-29 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-05 Listed $139,999 OneKey® MLS as Distributed by MLS Grid
• 2021-06-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-03-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-02-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-02-23 Listed $139,999 OneKey® MLS as Distributed by MLS Grid
• 2020-09-25 Listed $149,999 OneKey® MLS as Distributed by MLS Grid