178 Garth Rd Unit 1J · Eastchester, NY 10583

$159,000

1 bd · 1.0 ba · 600 sqft · Condo · 83 Days on market

Built 1936 Good condition $265/sqft · 24% below area Est $209k · 24% under ↓ 6% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this large studio in one of Garth Road’s most desirable and well maintained buildings. Perfectly situated just steps from the Scarsdale Metro-North express train to NYC, this location offers unmatched convenience with restaurants, shops, parks, and everyday essentials right outside your door. This home has been thoughtfully updated with all new flooring completed in 2025 and a beautifully redesigned bathroom renovated in 2024. Residents can join the waitlist for interior garage parking, or take advantage of the large commuter parking lots conveniently located next to the building and train station. Monthly maintenance includes heat, electric, and gas, offering exceptional value and ease of ownership. There is a current assessment of $56 per month, ending in May 2026. This is an opportunity to own a spacious, move-in-ready home in an unbeatable commuter location - one you won’t want to miss.

Key facts

• Redesigned bathroom
• Updated flooring
• Commuter parking

Tags

• LARGE STUDIO
• UPDATED FLOORING
• REDESIGNED BATHROOM
• COMMUTER PARKING

🏷️ Possibly a rental listed for sale. The $159,000 price doesn't fit this home's estimated sale value (~$209,297) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: crime A+, commute A+, employment 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.
• Zoned schools: Eastchester Middle School (math 56% / reading 76%, grade A-, #118 of 729 statewide, top 16%, 694 students, 0% FRL); Eastchester Senior High School (math 100% / reading 84%, grade A+, #171 of 1,100 statewide, top 18%, 976 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 15% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.00% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $209,297
• List price: $159,000
• Delta: -24.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.34×
• Total profit: $59,720
• Equity at exit: $23,707

10-year hold

• IRR: 39.0%
• Equity multiple: 4.65×
• Total profit: $162,324
• Equity at exit: $13,747

Cash invested: $44,520 (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 10583

• Active inventory: 293
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,172 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,341

Break-even live

Break-even rent $1,475

Max offer price $159,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,451	-5% $1,396	+0% $1,341	+5% $1,286	+10% $1,231
Rent	-10% $1,090	-5% $1,215	+0% $1,341	+5% $1,466	+10% $1,591
Rate	-1.0pp $1,421	-0.5pp $1,381	base $1,341	+0.5pp $1,300	+1.0pp $1,258

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	26d	1	0.17mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	26d	1	0.17mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	18d	1	0.17mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	45d	1	0.27mi
152 Summerfield St Unit 1 Left Scarsdale, NY	2.0	1.0	668	$2,850	$4.27	45d	1	0.56mi
7 Dunwoodie St Unit 1S Scarsdale, NY	1.0	1.0	542	$2,500	$4.61	45d	1	0.60mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-02
   statusdays on market $159,000 Pending 83 DOM
2. 2026-06-01
   days on market $159,000 Active 82 DOM
3. 2026-05-31
   days on market $159,000 Active 81 DOM
4. 2026-04-12
   price $159,000 927-char remark

   Show marketing remark (927 chars)

   Welcome to this large studio in one of Garth Road’s most desirable and well maintained buildings. Perfectly situated just steps from the Scarsdale Metro-North express train to NYC, this location offers unmatched convenience with restaurants, shops, parks, and everyday essentials right outside your door. This home has been thoughtfully updated with all new flooring completed in 2025 and a beautifully redesigned bathroom renovated in 2024. Residents can join the waitlist for interior garage parking, or take advantage of the large commuter parking lots conveniently located next to the building and train station. Monthly maintenance includes heat, electric, and gas, offering exceptional value and ease of ownership. There is a current assessment of $56 per month, ending in May 2026. This is an opportunity to own a spacious, move-in-ready home in an unbeatable commuter location - one you won’t want to miss.

5. 2026-03-16
   status Active 927-char remark

   Show marketing remark (927 chars)

   Welcome to this large studio in one of Garth Road’s most desirable and well maintained buildings. Perfectly situated just steps from the Scarsdale Metro-North express train to NYC, this location offers unmatched convenience with restaurants, shops, parks, and everyday essentials right outside your door. This home has been thoughtfully updated with all new flooring completed in 2025 and a beautifully redesigned bathroom renovated in 2024. Residents can join the waitlist for interior garage parking, or take advantage of the large commuter parking lots conveniently located next to the building and train station. Monthly maintenance includes heat, electric, and gas, offering exceptional value and ease of ownership. There is a current assessment of $56 per month, ending in May 2026. This is an opportunity to own a spacious, move-in-ready home in an unbeatable commuter location - one you won’t want to miss.

6. 2026-02-10
   listed $168,500 Active 927-char remark

   Show marketing remark (927 chars)

   Welcome to this large studio in one of Garth Road’s most desirable and well maintained buildings. Perfectly situated just steps from the Scarsdale Metro-North express train to NYC, this location offers unmatched convenience with restaurants, shops, parks, and everyday essentials right outside your door. This home has been thoughtfully updated with all new flooring completed in 2025 and a beautifully redesigned bathroom renovated in 2024. Residents can join the waitlist for interior garage parking, or take advantage of the large commuter parking lots conveniently located next to the building and train station. Monthly maintenance includes heat, electric, and gas, offering exceptional value and ease of ownership. There is a current assessment of $56 per month, ending in May 2026. This is an opportunity to own a spacious, move-in-ready home in an unbeatable commuter location - one you won’t want to miss.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $38,067
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$1,592
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$4,625
• Taxable income: $14,467
• Est. tax owed @ 24.0%: −$3,472
• After-tax cash flow: $12,617/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained studio condo is located in a desirable building with easy access to Scarsdale Metro-North. The home has been updated with new flooring and a renovated bathroom.

Value-add opportunities

• Both update flooring — new flooring can enhance both resale and rental value
• Both update kitchen cabinets — new cabinets can enhance both resale and rental value
• Both update bathroom fixtures — modern fixtures can enhance both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring — new flooring can enhance both resale and rental value ↑
• Both update kitchen cabinets — new cabinets can enhance both resale and rental value ↑
• Both update bathroom fixtures — modern fixtures can enhance both resale and rental value ↑

ⓘ 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: 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

-5.6% since first listed

3 events — show timeline

• 2026-04-12 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-10 Listed $168,500 OneKey® MLS as Distributed by MLS Grid