15 Bryant Cres Unit 2B · White Plains, NY 10605

$199,000

1 bd · 1.0 ba · 750 sqft · Condo · 87 Days on market

Built 1952 $265/sqft · 6% below area Est $212k · 6% under

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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
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 1bd/1bath co-op in the heart of White Plains! Nestled within a charming, park-like complex, this inviting home offers the perfect blend of comfort, style, and convenience. Situated on the second floor, this bright and airy walk-up features a thoughtfully designed layout with an abundance of closet space throughout. The spacious living room provides a warm and welcoming atmosphere, ideal for both relaxing and entertaining. A unique pass-through bar with seating seamlessly connects the living area to the eat-in kitchen, creating an open floor plan & social flow. The kitchen is tastefully updated with stainless steel appliances, sleek granite countertops, and plenty of room for dining. The generously sized bedroom offers comfort and tranquility, while the full bathroom has modern finishes. Step outside and enjoy the beautifully maintained grounds, complete with lush greenery, scenic walking paths, and charming park benches adding to the peaceful, community-oriented feel of the complex. Ideally located just moments from shopping, dining, and local parks, this home offers both serenity and accessibility. A wonderful opportunity to own a stylish and well-appointed one-bedroom in a highly desirable area!

Key facts

• Pass-through bar
• Eat-in kitchen
• Granite countertops

Tags

• ABUNDANCE OF CLOSET SPACE
• PASS-THROUGH BAR
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• BEAUTIFULLY MAINTAINED GROUNDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 19d 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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.

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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.51% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $211,703
• List price: $199,000
• Delta: -6.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 1.76×
• Total profit: $42,437
• Equity at exit: $29,672

10-year hold

• IRR: 28.8%
• Equity multiple: 3.99×
• Total profit: $166,840
• Equity at exit: $17,206

Cash invested: $55,720 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,003

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,140	-5% $1,071	+0% $1,003	+5% $934	+10% $865
Rent	-10% $765	-5% $884	+0% $1,003	+5% $1,122	+10% $1,240
Rate	-1.0pp $1,103	-0.5pp $1,053	base $1,003	+0.5pp $951	+1.0pp $899

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: $49,750
• Closing costs: $5,970
• 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	0.55mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	22d	1	0.66mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	0d	11	0.84mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	45d	1	0.85mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	0.88mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	45d	17	0.92mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	5d	1	0.93mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	5d	1	0.93mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	5d	2	1.00mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	1.04mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	21d	1	1.11mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	6d	1	1.12mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	17d	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	1.17mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	15d	1	1.18mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	45d	1	1.27mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	7d	1	1.31mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	28	1.33mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	22d	1	1.35mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	45d	1	1.35mi
3 Westchester Park Dr West Harrison, NY	3.0	1.0–2.0	1321	$5,091	$3.85	0d	36	1.36mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	46d	1	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	15d	2	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	45d	2	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	4d	1	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	21d	2	1.37mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	45d	1	1.38mi
Gainsborg Ave West Harrison, NY	2.0	1.0	980	$2,800	$2.86	17d	1	1.39mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	45d	1	1.39mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	26d	1	1.40mi
60 Park Ave Unit 2 West Harrison, NY	2.0	1.0	850	$2,900	$3.41	19d	1	1.41mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$2,850	$3.65	1d	10	1.43mi
1137 Westchester Ave White Plains, NY	1.0–3.0	1.0–2.0	1236	$3,013	$2.44	0d	24	1.44mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	45d	1	1.45mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	20d	1	1.45mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	5d	3	1.45mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	19	1.47mi

HOA detail condo

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

Listing history 42 events

1. 2026-06-21
   days on market $199,000 Active 87 DOM
2. 2026-06-18
   days on market $199,000 Active 84 DOM
3. 2026-06-17
   days on market $199,000 Active 83 DOM
4. 2026-06-16
   days on market $199,000 Active 82 DOM
5. 2026-06-15
   days on market $199,000 Active 81 DOM
6. 2026-06-13
   days on market $199,000 Active 79 DOM
7. 2026-06-13
   days on market $199,000 Active 78 DOM
8. 2026-06-09
   days on market $199,000 Active 75 DOM
9. 2026-06-08
   days on market $199,000 Active 74 DOM
10. 2026-06-07
    days on market $199,000 Active 73 DOM
11. 2026-06-04
    days on market $199,000 Active 70 DOM
12. 2026-06-03
    days on market $199,000 Active 69 DOM
13. 2026-06-02
    days on market $199,000 Active 68 DOM
14. 2026-06-01
    days on market $199,000 Active 67 DOM
15. 2026-05-31
    days on market $199,000 Active 66 DOM
16. 2026-03-26
    listed $199,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    Welcome to this beautifully updated 1bd/1bath co-op in the heart of White Plains! Nestled within a charming, park-like complex, this inviting home offers the perfect blend of comfort, style, and convenience. Situated on the second floor, this bright and airy walk-up features a thoughtfully designed layout with an abundance of closet space throughout. The spacious living room provides a warm and welcoming atmosphere, ideal for both relaxing and entertaining. A unique pass-through bar with seating seamlessly connects the living area to the eat-in kitchen, creating an open floor plan & social flow. The kitchen is tastefully updated with stainless steel appliances, sleek granite countertops, and plenty of room for dining. The generously sized bedroom offers comfort and tranquility, while the full bathroom has modern finishes. Step outside and enjoy the beautifully maintained grounds, complete with lush greenery, scenic walking paths, and charming park benches adding to the peaceful, community-oriented feel of the complex. Ideally located just moments from shopping, dining, and local parks, this home offers both serenity and accessibility. A wonderful opportunity to own a stylish and well-appointed one-bedroom in a highly desirable area!

17. 2022-02-08
    soldstatus $190,000 Closed 769-char remark

    Show marketing remark (769 chars)

    Beautiful top floor corner unit wonderfully maintained spacious 1 bedroom home in centrally located White Plains. Move in condition with updated kitchen and bath. Granite counter tops and stainless steel appliances. Modern and sunny living room with plenty of storage and spacious closets. This home has been well maintained by owners and it shows! Laundry rooms are located in each building. Bryant Gardens offers 22 landscaped acres of land, picnic tables, barbeque and 2 community gardens. Electric vehicle charging stations on site with ample parking for residents and guests. Close to schools, transportation, parks and shopping. Move right in and enjoy this wonderful home and all this community has to offer Additional Information: HeatingFuel:Oil Above Ground,

18. 2021-10-01
    status Pending 769-char remark

    Show marketing remark (769 chars)

    Beautiful top floor corner unit wonderfully maintained spacious 1 bedroom home in centrally located White Plains. Move in condition with updated kitchen and bath. Granite counter tops and stainless steel appliances. Modern and sunny living room with plenty of storage and spacious closets. This home has been well maintained by owners and it shows! Laundry rooms are located in each building. Bryant Gardens offers 22 landscaped acres of land, picnic tables, barbeque and 2 community gardens. Electric vehicle charging stations on site with ample parking for residents and guests. Close to schools, transportation, parks and shopping. Move right in and enjoy this wonderful home and all this community has to offer Additional Information: HeatingFuel:Oil Above Ground,

19. 2021-09-10
    listed $199,000 Active 769-char remark

    Show marketing remark (769 chars)

    Beautiful top floor corner unit wonderfully maintained spacious 1 bedroom home in centrally located White Plains. Move in condition with updated kitchen and bath. Granite counter tops and stainless steel appliances. Modern and sunny living room with plenty of storage and spacious closets. This home has been well maintained by owners and it shows! Laundry rooms are located in each building. Bryant Gardens offers 22 landscaped acres of land, picnic tables, barbeque and 2 community gardens. Electric vehicle charging stations on site with ample parking for residents and guests. Close to schools, transportation, parks and shopping. Move right in and enjoy this wonderful home and all this community has to offer Additional Information: HeatingFuel:Oil Above Ground,

20. 2015-10-22
    soldstatus $127,000 Sold
21. 2015-10-22
    price $127,000
22. 2015-10-21
    soldstatus $127,000
23. 2015-07-17
    historical Pending
24. 2015-07-17
    price $129,000
25. 2015-06-11
    listed $129,000 Active
26. 2015-06-11
    listed $129,000
27. 2014-08-19
    historical Withdrawn
28. 2014-08-19
    historical
29. 2014-07-02
    listed Active
30. 2014-07-02
    listed $135,000
31. 2013-10-02
    historical
32. 2013-10-01
    historical
33. 2013-04-25
    listed Active
34. 2013-04-25
    listed $137,000
35. 2012-04-17
    historical Cancelled
36. 2011-10-12
    listed Active
37. 2011-06-21
    historical
38. 2010-12-06
    listed Active
39. 2010-10-04
    historical
40. 2010-04-05
    listed Active
41. 2007-04-02
    historical
42. 2006-09-07
    listed

ⓘ 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: $36,120
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$5,789
• Taxable income: $9,425
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $9,770/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): 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

+45.3% since first listed

27 events — show timeline

• 2026-03-26 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-08 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-09-10 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-22 Price Changed $127,000 HGMLS
• 2015-10-22 Sold (MLS) $127,000 HGMLS
• 2015-10-21 Sold (MLS) $127,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-17 Contingent — HGMLS
• 2015-07-17 Price Changed $129,000 HGMLS
• 2015-06-11 Listed $129,000 HGMLS
• 2015-06-11 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2014-08-19 Delisted — HGMLS
• 2014-08-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-07-02 Listed — HGMLS
• 2014-07-02 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2013-10-02 Delisted — HGMLS
• 2013-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-25 Listed — HGMLS
• 2013-04-25 Listed $137,000 OneKey® MLS as Distributed by MLS Grid
• 2012-04-17 Delisted — HGMLS
• 2011-10-12 Listed — HGMLS
• 2011-06-21 Delisted — HGMLS
• 2010-12-06 Listed — HGMLS
• 2010-10-04 Delisted — HGMLS
• 2010-04-05 Listed — HGMLS
• 2007-04-02 Delisted — HGMLS
• 2006-09-07 Listed — HGMLS