360 Westchester Ave #622 · Port Chester, NY 10573

$225,000

1 bd · 1.0 ba · 900 sqft · Condo · 33 Days on market

Built 1965

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's all about the view-and the space. Walking into this 6th floor, large, Jr. 4 corner apt, you will be immediately captivated by the remarkable light and above rooftop views across Port Chester and L.I.Sound- all the way to the northern shore of Long Island. There is a bank of closets along the entrance hall, a dining area, separate room suitable as office, TV room, guest room or library and a Kit. with ample counter space & cabinets. A hall leads to a tiled Bth with window and large corner BR that shares the wonderful view. Unusual number of floor to ceiling closets throughout. All located in the most sought after Co-op on Westchester Ave, approached by a circular drive and inviting Lobby, The Summit offers its residents laundry facilities on ea.floor, lovely pool and barbecue area with Bldg and grounds superbly maintained and improved by resident Superintendents. Guaranteed on site pkg, short walk to train, bus and downtown P.C's fine dining, shopping and exciting Capitol Theater. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Laundry facilities
• Barbecue area
• Rooftop views

Tags

• ROOFTOP VIEWS
• MODERN KITCHEN
• TILED ORIGINAL BATHROOM
• FLOOR TO CEILING CLOSETS
• LAUNDRY FACILITIES
• BARBECUE AREA

Property features AI

Finance

• HOA & community: Elevator(s) in building; Association fee includes heat, hot water, sewer and water; Additional monthly maintenance fee

Exterior

• Parking: Assigned parking space in lot; 1 parking space (fee applies)
• Security: Security system
• Utilities: Electric service by Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; One level unit; Entry on 6th floor; Estimated property condition
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Community pool; Near public transit; Near shops; Views; Sidewalks

Interior

• Kitchen: Dishwasher; Refrigerator; Marble counters; Open/eat-in kitchen with breakfast bar
• Bedrooms: Located on 6th floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Radiant heating; Steam heating; Wall/window air conditioning units
• Interior features: Breakfast bar; Ceiling fan(s); Chandelier; Eat-in kitchen; Elevator access; Entrance foyer; Marble counters; Open floorplan; Open kitchen; Walk-through kitchen; Blinds
• Laundry & utility: Common area laundry room; Oil water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.3% in Port Chester — 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 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 446 students, 66% FRL); Port Chester Middle School (math 20% / reading 43%, grade F, #522 of 729 statewide, top 73%, 971 students, 75% FRL); Port Chester Senior High School (math 88% / reading 92%, grade A+, #238 of 1,100 statewide, top 23%, 1,555 students, 73% FRL).
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,423
• Equity at exit: $33,548

10-year hold

• IRR: 5.1%
• Equity multiple: 1.33×
• Total profit: $20,634
• Equity at exit: $19,454

Cash invested: $63,000 (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 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $663

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 71%

Sensitivity live

Price	-10% $818	-5% $741	+0% $663	+5% $585	+10% $507
Rent	-10% $441	-5% $552	+0% $663	+5% $774	+10% $885
Rate	-1.0pp $776	-0.5pp $720	base $663	+0.5pp $605	+1.0pp $545

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	25d	1	0.15mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	44d	1	0.26mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	22d	1	0.46mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$3,672	$4.49	8d	1	0.46mi
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	25d	1	0.48mi
S Ridge St , NY	1.0	1.0	576	$1,950	$3.39	44d	1	0.49mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	44d	1	0.50mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	8d	1	0.53mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	5d	1	0.57mi
2 S Ridge St Unit 2 Rye Brook, NY	1.0	1.0	576	$1,950	$3.39	44d	1	0.60mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	2d	1	0.61mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$3,524	$4.41	2d	43	0.62mi
189 N Main St Unit 2 Port Chester, NY	—	1.0	842	$3,000	$3.56	44d	1	0.64mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	18d	1	0.65mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	4d	1	0.77mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	44d	1	0.93mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	24d	1	0.93mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	44d	1	0.98mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	15d	1	0.98mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	4d	1	1.07mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	44d	1	1.07mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	19d	1	1.21mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	19d	1	1.22mi
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	5d	1	1.23mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	12d	1	1.34mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	44d	1	1.34mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$3,024	$2.45	2d	19	1.37mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$3,550	$2.87	2d	3	1.42mi

HOA detail condo

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

Listing history 5 events

1. 2026-04-11
   status Pending
2. 2026-03-09
   listed $225,000 Active
3. 2017-03-29
   soldstatus $120,000 Sold 1076-char remark

   Show marketing remark (1076 chars)

   It's all about the view-and the space. Walking into this 6th floor, large, Jr. 4 corner apt, you will be immediately captivated by the remarkable light and above rooftop views across Port Chester and L.I.Sound- all the way to the northern shore of Long Island. There is a bank of closets along the entrance hall, a dining area, separate room suitable as office, TV room, guest room or library and a Kit. with ample counter space & cabinets. A hall leads to a tiled Bth with window and large corner BR that shares the wonderful view. Unusual number of floor to ceiling closets throughout. All located in the most sought after Co-op on Westchester Ave, approached by a circular drive and inviting Lobby, The Summit offers its residents laundry facilities on ea.floor, lovely pool and barbecue area with Bldg and grounds superbly maintained and improved by resident Superintendents. Guaranteed on site pkg, short walk to train, bus and downtown P.C's fine dining, shopping and exciting Capitol Theater. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

4. 2017-01-14
   historical Pending 1076-char remark

   Show marketing remark (1076 chars)

   It's all about the view-and the space. Walking into this 6th floor, large, Jr. 4 corner apt, you will be immediately captivated by the remarkable light and above rooftop views across Port Chester and L.I.Sound- all the way to the northern shore of Long Island. There is a bank of closets along the entrance hall, a dining area, separate room suitable as office, TV room, guest room or library and a Kit. with ample counter space & cabinets. A hall leads to a tiled Bth with window and large corner BR that shares the wonderful view. Unusual number of floor to ceiling closets throughout. All located in the most sought after Co-op on Westchester Ave, approached by a circular drive and inviting Lobby, The Summit offers its residents laundry facilities on ea.floor, lovely pool and barbecue area with Bldg and grounds superbly maintained and improved by resident Superintendents. Guaranteed on site pkg, short walk to train, bus and downtown P.C's fine dining, shopping and exciting Capitol Theater. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2016-12-10
   listed $120,000 Active 1076-char remark

   Show marketing remark (1076 chars)

   It's all about the view-and the space. Walking into this 6th floor, large, Jr. 4 corner apt, you will be immediately captivated by the remarkable light and above rooftop views across Port Chester and L.I.Sound- all the way to the northern shore of Long Island. There is a bank of closets along the entrance hall, a dining area, separate room suitable as office, TV room, guest room or library and a Kit. with ample counter space & cabinets. A hall leads to a tiled Bth with window and large corner BR that shares the wonderful view. Unusual number of floor to ceiling closets throughout. All located in the most sought after Co-op on Westchester Ave, approached by a circular drive and inviting Lobby, The Summit offers its residents laundry facilities on ea.floor, lovely pool and barbecue area with Bldg and grounds superbly maintained and improved by resident Superintendents. Guaranteed on site pkg, short walk to train, bus and downtown P.C's fine dining, shopping and exciting Capitol Theater. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,689
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$6,545
• Taxable income: $4,650
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $6,839/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: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

Amenities D Commute A+ Cost of living F Crime B- Employment A+ Housing B- Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 1%

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: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• 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

+87.5% since first listed

5 events — show timeline

• 2026-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-29 Sold (MLS) $120,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-14 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-12-10 Listed $120,000 OneKey® MLS as Distributed by MLS Grid