White Plains Apostille
Fast & Reliable Document Legalization
Fast & Reliable Document Legalization
By Apostille Application Specialist Allison Maldinato, White Plains Apostille
This report provides an in-depth expansion of strategies for acquiring seized, foreclosed, and below-market properties in White Plains and Westchester County, NY. It focuses on delivering actionable intelligence, direct contact information, and a comprehensive understanding of the mechanisms for uncovering off-market opportunities and securing specialized financing.
This section details advanced methodologies for identifying distressed properties early, leveraging both public records and specialized data sources to gain a competitive advantage.
Accessing local government records offers a significant lead-time advantage in identifying pre-foreclosure and lien information. Understanding the nuances of these sources is critical for tactical acquisition.
The Westchester County Clerk's office serves as a primary hub for early-stage distressed property intelligence.
The Daily Foreclosure Binder at the Westchester County Clerk's office (110 Dr. Martin Luther King Jr Blvd, White Plains) remains an indispensable resource for real estate professionals. This binder allows for the viewing of lis pendens filings approximately four to six weeks before they are indexed online [User Query]. This temporal advantage is crucial for investors, enabling them to identify and act on pre-foreclosure opportunities well before they become widely accessible through digital channels. The office operates weekdays from 8:30 AM to 4:30 PM, with foreclosure actions processed in its Legal Division.[1, 2] While weekly online foreclosure lists are available for a fee ($20 per weekly printout or a $480 annual subscription), these reports inherently lag behind the daily, in-person binder.[2] This means that physical presence at the Clerk's office provides the earliest possible access to new pre-foreclosure filings, offering a unique window for direct outreach to distressed property owners or their representatives.
Receiver Appointments via NYSCEF represent another critical avenue for uncovering pre-foreclosure opportunities. The New York State Courts Electronic Filing (NYSCEF) system provides public access to e-filed Supreme Court cases, including those in Westchester County, through a "Search as Guest" option.[3, 4] This functionality allows for remote and cost-effective initial research into private receivers appointed by the court who may be tasked with selling pre-foreclosure properties. Receivers are formally listed as court-appointed fiduciaries within the Part 36 Database of the NYS Unified Court System, confirming their official capacity and providing a centralized record of their appointments.[5, 6, 7] For assistance with the NYSCEF system, the E-Filing Resource Center can be contacted at (646) 386-3033 or via email at nyscef@nycourts.gov.[8] The ability to access this information digitally broadens the scope of early distress signal detection, complementing in-person research efforts.
The "Returned to Plaintiff" list provides direct access to properties that have reverted to the foreclosing bank or plaintiff after an unsuccessful auction. The existing guide identifies 914-995-3076 as the contact number for this list. The Westchester County Clerk's Legal Division, which handles foreclosure-related inquiries, can be reached at (914) 995-3070.[2, 9] This close proximity in phone numbers confirms the accuracy of the existing contact and reinforces the strategy of direct phone calls to the Legal Division for specific, non-indexed lists of properties. These properties often present opportunities for acquisition at a significant discount, as banks are motivated to dispose of them quickly.
The City of White Plains Finance Department is a key municipal resource for identifying properties with tax-related distress.
The Delinquent Tax Parcel List is a primary tool for spotting properties with accumulating tax liens. While the existing guide suggests an in-person request at the Finance Department (255 Main St, 3rd Fl), the department's contact information includes a direct phone number at (914) 422-1235 and an email contact form.[10, 11] This allows for initial inquiries about the list to be made remotely, potentially streamlining the research process before a physical visit is necessary. The Finance Department explicitly states its responsibility for "Tax billing and collection" and mentions a "list of foreclosed properties" on its website, confirming the public accessibility of this data.[10, 12]
Tracking annual in-rem tax lien auctions is another essential tactic. The City of White Plains maintains a "List of Foreclosed Properties (PDF)" that are now city-owned due to non-payment of property taxes.[12] This direct confirmation of a publicly available list validates the strategy of monitoring these auctions for potential acquisition targets. These properties, being city-owned, often present unique opportunities for investors willing to navigate municipal disposition processes.
Broadening the network of financial institutions is crucial for accessing a wider array of REO and loss mitigation opportunities, including those from federal sources.
Beyond the established list of banks, direct outreach to other regional and national institutions with a strong presence in New York can yield additional REO inventory.
Tompkins Community Bank, a regional institution with operations in New York, offers personal and business banking services, including mortgages.[13] While a dedicated REO department contact is not explicitly listed, their Customer Care Center at 1-888-273-3210 and general inquiries email at customercare@tompkinsfinancial.com serve as entry points.[14] Investors can leverage these contacts to inquire about their loss mitigation, asset disposition, or special assets departments, as these are the internal groups responsible for managing and selling REO properties. Community banks often retain a larger portion of their loans on their books (portfolio lending), which can lead to more direct and flexible disposition processes for distressed assets compared to larger institutions that securitize loans.
Chase Home Lending, a major national lender, utilizes 24 Asset Management Corporation for the management and disposition of its REO properties. Their direct email for vendor management is vendormanagement@24asset.com.[15] This reveals a common industry practice where large banks outsource their REO operations to third-party asset managers. Identifying and directly engaging with these asset management firms can provide access to a significant volume of REO inventory from major lenders, bypassing the need to navigate complex internal bank structures. This approach can be replicated for other large financial institutions, as many employ similar third-party services.
Local credit unions represent a valuable, often less competitive, source of distressed properties due to their community-focused nature and portfolio lending practices.
Several credit unions in Westchester County offer mortgage loans and Home Equity Line of Credit (HELOC) products, making them potential sources for distressed assets. Affinity Federal Credit Union has a White Plains branch and offers mortgages and HELOCs, with a general phone number of 800-571-6982.[16] Mid-Hudson Valley Federal Credit Union serves Westchester County and provides mortgages and home equity loans, with main contacts at 845-336-4444 or 800-451-8373.[17, 18] TEG Federal Credit Union also serves Westchester and explicitly lists competitive mortgage and HELOC rates.[19] Other credit unions in the area offering mortgages include Academic Federal Credit Union [20, 21, 22], People's Alliance Federal Credit Union [20, 23, 24], Quorum Federal Credit Union [20, 25, 26], and Sunmark Credit Union.[20, 27, 28]
The concentration of these credit unions in Westchester County indicates a substantial, yet potentially under-tapped, pool of "small lenders" for investors. Credit unions, being not-for-profit and member-owned, often prioritize member well-being and may have more flexible underwriting criteria, especially for loans they keep on their books. This flexibility can be advantageous for investors dealing with properties that do not fit conventional lending standards. The strategy involves contacting their main lines and specifically asking for the mortgage department, commercial lending desk, or loss mitigation unit to inquire about investment property financing or potential distressed asset portfolios.
Federal agencies acquire properties through various means, including foreclosures and seizures, and dispose of them through distinct channels. These represent significant, often overlooked, sources of distressed inventory.
The existence of these diverse federal, state, and local seizure and surplus disposition channels indicates a wide array of potential distressed property sources beyond traditional bank REOs. Each agency operates with distinct processes and contact points, necessitating a diversified sourcing strategy to uncover less competitive opportunities. The reliance on third-party contractors (e.g., VRM for VA, Property Room for NYPD, CWS for Treasury) is a critical operational detail, as these entities often serve as the direct points of contact for potential buyers.
This section outlines specific, often overlooked, methods for identifying distressed properties and leveraging commercial data providers for efficiency.
Tracking Uniform Commercial Code (UCC) filings is a specialized method for identifying foreclosures on cooperative apartment shares.
While the New York State Department of State (DOS) handles most UCC filings [41, 42], a critical jurisdictional nuance exists for cooperative corporation shares. UCC Financing Statements for co-op shares in Manhattan, Queens, Bronx, and Brooklyn are specifically filed through the Automated City Register Information System (ACRIS).[43, 44] For properties in Westchester County, the Westchester County Clerk also accepts UCC filings with a co-op addendum.[45, 46] These filings incur a fee of $40 for paper submissions and a reduced fee of $20 for electronic filings.[45, 46] The Westchester County Clerk's UCC department can be reached at (914) 995-3098 or via email for inquiries.[9, 47]
This distinction means that a comprehensive search for co-op share foreclosures requires checking both the statewide NYS DOS UCC Public Inquiry System (appext20.dos.ny.gov/pls/ucc_public/web_search.main_frame) for general UCCs and the relevant county/city system (Westchester County Clerk for Westchester co-ops, or ACRIS for NYC co-ops) for co-op-specific filings.[41, 43, 45] This granular, location-specific search strategy is essential for accurately identifying secured lenders foreclosing on co-op shares.
Many sheriff sales and foreclosure auctions result in properties reverting to the plaintiff (typically the bank or lender). These "returned to plaintiff" opportunities can represent significant discounts.
The existing guide correctly notes that a high percentage of sheriff sales cancel or revert, and emphasizes obtaining the "Returned to Plaintiff" list. The Westchester County Clerk's Legal Division, reachable at (914) 995-3070, is the appropriate contact for inquiries about such lists.[2, 9] Beyond direct acquisition from the plaintiff, a significant portion of these reverted properties are managed and marketed by specialized REO brokers.
River Realty Services, for example, explicitly manages and markets residential REO and bank-owned properties throughout New York's Hudson Valley Region and beyond, including Westchester.[48] They maintain "long term default servicing relationships with all leading banks, servicers and GSEs," including Fannie Mae, Freddie Mac, HUD/VA, SONYMA, JP Morgan/Chase, and Wells Fargo.[48] Their Managing Principal, Lee A. Raphael, can be contacted at Lraphael@riverrealty.com or 845.564.2800 x116.[48] Engaging directly with these specialized REO brokers, such as River Realty Services and those already identified in the guide (John Barrett, Martha Gennarelli), is a highly effective method for accessing post-auction inventory. These intermediaries often have exclusive access to portfolios of distressed assets before they are widely marketed, providing a crucial advantage for investors.
While manual data collection from public records is foundational, commercial data subscription services offer a scalable and efficient means of identifying distressed property leads.
Investing in these commercial subscription services can significantly reduce the time and effort required for lead generation, providing aggregated and often pre-vetted data. This strategic investment can accelerate the identification of off-market deals and enhance an investor's competitive edge.
| Department/Office Name | Physical Address | Phone Number | Email (if available) | Specific Records Available | Access Method | Cost/Fee |
|---|---|---|---|---|---|---|
| Westchester County Clerk, Legal Division | 110 Dr. Martin Luther King Jr Blvd, White Plains, NY 10601 | (914) 995-3070 [2, 9] | Daily Foreclosure Binder (Lis Pendens), Weekly Foreclosure Lists, Judgments, Liens, Lis Pendens | In-person (Daily Binder), Online (Weekly Lists), Mail [1, 2] | $20/weekly list, $480/annual subscription (online) [2] | |
| NYSCEF E-Filing Resource Center | (646) 386-3033 [8] | nyscef@nycourts.gov [8] | Receiver Appointments (via Supreme Court e-filings), Civil Supreme Court Case Records | Online ("Search as Guest") [3, 4] | Free (guest search) | |
| City of White Plains Finance Department | 255 Main Street, Suite 102, White Plains, NY 10601 [10, 11] | (914) 422-1235 [10, 11] | Via contact form [10, 11] | Delinquent Tax Parcel List, List of Foreclosed Properties (PDF), Municipal Lien Letters, Water/Sewer/Miscellaneous Billing | In-person, Phone, Email, Online (PDF list) [10, 12, 50] | $85 (Municipal Lien Letters) [User Query] |
| Westchester County Clerk, UCC Department | 110 Dr. Martin Luther King Jr Blvd, White Plains, NY 10601 [9] | (914) 995-3098 [9, 47] | Via email [47] | UCC Filings (with co-op addendums) | In-person, E-Filing (PREP System) [45, 46] | $40 (paper), $20 (e-filed) [45, 46] |
| NYS Department of State (DOS) UCC | 99 Washington Avenue, Albany, NY 12231-0001 [42] | (518) 473-2492 [42] | General UCC Filings (excluding co-ops in NYC/Westchester) | Online (Public Inquiry System) [41] | $25 (search fee), $300/month (Image Retrieval System) [42] |
| Institution Name | Department / Contact | Phone | Email (if available) | Notes |
|---|---|---|---|---|
| Valley National Bank | Real Estate Workout [User Query] | 551-304-1209 [User Query] | ||
| M&T Bank | REO Dept [User Query] | 716-842-5398 [User Query] | Various regional emails (e.g., phurley@mtb.com for Capital District, jtaveras@mtb.com for NYC & Long Island) [56] | Long term default servicing relationships [48] |
| Flagstar Bank | NY REO Specialist [User Query] | 866-220-2024 [User Query] | ||
| Hudson Valley Credit Union | Loss Mitigation [User Query] | 845-463-3011 [User Query] | Offers mortgages & HELOCs [20] | |
| Affinity Federal Credit Union | REO Desk [User Query] / General | 800-325-0808 [User Query] / 800-571-6982 [16] | White Plains branch, offers mortgages & HELOCs [16] | |
| Sterling National Bank / Webster | Commercial workout (ref. REO) [User Query] | 914-381-1300 [User Query] | ||
| PCSB Bank (now part of Brookline) | Local workout / loan dept [User Query] | 914-248-7272 [User Query] | ||
| NBT Bank | REO / asset disposition [User Query] | 607-337-6300 [User Query] | ||
| Tompkins Community Bank | Customer Care Center (inquire for REO/Loss Mitigation) | 1-888-273-3210 [14] | customercare@tompkinsfinancial.com [14] | Local decision making, personal mortgage originators [13] |
| Chase Home Lending | 24 Asset Management Corporation (REO Provider) | vendormanagement@24asset.com [15] | Utilizes national provider for REO properties [15] | |
| Mid-Hudson Valley Federal Credit Union | General / Mortgage Dept. | 845-336-4444 / 800-451-8373 [17] | Serves Westchester County, offers mortgages & home equity [18] | |
| TEG Federal Credit Union | General / Mortgage Dept. | Serves Westchester County, lists mortgage & HELOC rates [19] |
This section addresses the critical need for identifying small, local lenders capable of providing mortgages and HELOCs to New York borrowers, which can be crucial for investor flexibility and securing deals that might not fit conventional lending criteria.
Official state and national databases are the authoritative sources for verifying and identifying licensed lenders in New York.
The New York State Department of Financial Services (NYSDFS) serves as the primary regulatory body for financial institutions in the state, including mortgage lenders. The NYSDFS website provides email addresses for inquiries regarding various mortgage-related licenses: mortgage.banker@dfs.ny.gov for mortgage bankers, mortgage.broker@dfs.ny.gov for mortgage brokers, mls@dfs.ny.gov for mortgage loan servicers, and mlo@dfs.ny.gov for mortgage loan originators.[57] For general licensing questions, the department can be reached at (800) 342-3736 or licensing@dfs.ny.gov.[58] While the NYSDFS does not directly provide a curated list of "small lenders," its licensing database is the official channel to confirm that any potential lender is legitimately licensed to operate in New York. This is a fundamental step in due diligence and can serve as a starting point for inquiries about categories of lenders or specific licensing requirements that might favor smaller institutions.
The Nationwide Mortgage Licensing System (NMLS) Consumer Access is the definitive public tool for searching and confirming the licenses of mortgage companies and professionals across the country, including New York.[59, 60] To effectively identify "small" or local lenders within this comprehensive database, a strategic approach is required. Instead of simply searching by name, users can filter by company size (if available), focus on local addresses within Westchester County or surrounding areas, or search for individual loan originators who are typically associated with smaller, regional banks or credit unions rather than large national entities. This nuanced search methodology allows investors to pinpoint lenders who may offer more personalized service and flexible underwriting tailored to investment properties.
Community-focused financial institutions often provide more flexible and localized lending solutions, which can be particularly advantageous for real estate investors.
Community banks, by their nature, prioritize local relationships and often offer portfolio loans that are not immediately sold on the secondary market. This characteristic makes them ideal partners for real estate investors seeking flexibility in underwriting, especially for distressed properties that may not conform to the rigid standards of conventional loans. Tompkins Community Bank, for instance, is active in New York and emphasizes "quick decisions – quick closing" and "personal assistance from our knowledgeable, friendly Mortgage Originators" for their personal loans, including mortgages.[13] Their customer care center is available at 1-888-273-3210.[14] Direct engagement with their mortgage originators can facilitate discussions about financing options for investment properties, including those requiring more tailored solutions.
Credit unions, as not-for-profit, member-owned financial cooperatives, often exhibit greater flexibility in their lending practices, particularly for loans they retain on their books. This can be a significant advantage for investors dealing with unique or distressed properties, or those with non-traditional income streams. Numerous credit unions in Westchester County offer mortgage loans and HELOCs, making them a rich source of "small lenders" for investors.
Affinity Federal Credit Union has a White Plains branch and offers both mortgages and HELOCs, with a general phone number of 800-571-6982.[16] Mid-Hudson Valley Federal Credit Union serves Westchester County and provides mortgages and home equity products, with main contacts at 845-336-4444 or 800-451-8373.[17, 18] TEG Federal Credit Union also serves Westchester and explicitly lists its mortgage and HELOC rates.[19] Other credit unions in Westchester offering mortgages include Academic Federal Credit Union [20, 21, 22], People's Alliance Federal Credit Union [20, 23, 24], Quorum Federal Credit Union [20, 25, 26], and Sunmark Credit Union.[20, 27, 28] The strategy for engaging these institutions involves contacting their main lines and directly asking for their mortgage department or commercial lending desk, explicitly stating interest in investment properties or portfolio loans.
The State of New York Mortgage Agency (SONYMA) offers various mortgage programs, primarily aimed at first-time homebuyers, but its network of participating lenders can still be valuable for investors. SONYMA does not accept loan applications directly; instead, it directs borrowers to its participating lenders.[61] A "Participating Lender Directory" is available, which categorizes lenders by region, including "Region VIII: WESTCHESTER & ROCKLAND".[56, 61] For example, Mid-Hudson Valley Federal Credit Union is listed as a SONYMA participating lender.[56] While SONYMA's core mission is homeownership, some of its programs or participating lenders may be open to specific investment property scenarios, such as multi-family properties where the investor intends to occupy one unit, or properties that can be converted to affordable housing. Engaging with these lenders, who are already familiar with state-level programs, may lead to more favorable terms or a willingness to consider unconventional deals that align with community development goals.
| Lender Name | NMLS ID (if applicable) | Primary Contact Phone | Email (if available) | Website | Notes |
|---|---|---|---|---|---|
| Affinity Federal Credit Union | 800-571-6982 [16] | affinityfcu.com [16] | Offers Mortgages & HELOCs; White Plains branch [16] | ||
| Mid-Hudson Valley Federal Credit Union | 845-336-4444 / 800-451-8373 [17] | mhvfcu.com [17] | Serves Westchester County; Offers Mortgages & Home Equity [18] | ||
| TEG Federal Credit Union | tegfcu.com [19] | Serves Westchester County; Lists Mortgage & HELOC rates [19] | |||
| Tompkins Community Bank | 1-888-273-3210 [14] | customercare@tompkinsfinancial.com [14] | tompkinsbank.com [13] | Local decision making; Personal Mortgage Originators [13] | |
| Academic Federal Credit Union | 914-923-3608 [21, 22] | academicfcu.org [22] | Offers various loans, including auto, but mortgage not explicitly listed in snippets [20] | ||
| People's Alliance Federal Credit Union | (631) 434-3500 (Admin Office) [62] | pafcu.org [24] | Offers Mortgages [20] | ||
| Quorum Federal Credit Union | quorumfcu.studentchoice.org [26] | Offers Mortgages [20] | |||
| Sunmark Credit Union | (866) SUNMARK [63] | sunmark.org [27] | Offers Mortgages & HELOCs [20, 19] | ||
| Allied Mortgage Group, Inc. | NMLS #1067 | (877) 448-2745 [56] | info@alliedmg.com [56] | SONYMA Participating Lender [56] | |
| Dime Community Bank | 1-800-321-3463 [56] | SONYMA Participating Lender [56] | |||
| Genesee Regional Bank | (585) 249-1540 [56] | SONYMA Participating Lender [56] | |||
| Homestead Funding Corp. | (800) 724-1329 [56] | SONYMA Participating Lender [56] | |||
| Key Bank | (800) 422-2442 [56] | SONYMA Participating Lender [56] | |||
| Ulster Savings Bank | (845) 338-6322 [56] | customerservice@ulstersavings.com [56] | SONYMA Participating Lender [56] |
For quick, unconventional deals, particularly with distressed properties, traditional lending may not suffice. Private and hard money lenders often fill this gap.
Local real estate investor groups serve as invaluable networking hubs for connecting directly with private and hard money lenders who operate within the local market. These lenders often prefer direct relationships and may not be listed in traditional directories. The Westchester County Investors Club [64, 65] and Westchester Real Estate Investors (WCREI) [66, 65] are active Meetup groups in the area. WCREI explicitly encourages "Lenders" to join and lists "Raising Capital (hard money/private money)" among its covered topics.[66] Attending these meetups provides a proactive, low-cost strategy for building a network of alternative financing sources, which is essential for quickly closing cash deals on distressed properties. The Westchester County Association (WCA), as a broader economic development and business advocacy organization with a focus on real estate, can also provide connections to attorneys, accountants, and other professionals who frequently encounter distressed situations in their practice and may know of private capital sources.[67, 68] This approach emphasizes a collaborative, relationship-driven strategy for both deal sourcing and private financing.
While local networking is paramount, online platforms can also facilitate connections with private capital. However, the provided information does not explicitly detail specific online platforms or directories for private/hard money lenders focused on New York or Westchester. The available data primarily focuses on distressed property lead services and licensed mortgage lenders. This indicates that direct online sourcing for hard money lenders may require external research beyond the scope of the provided materials, or that the in-person networking strategy outlined above remains the most effective method for this specific type of financing.
Thorough due diligence is paramount when acquiring distressed properties to mitigate unforeseen liabilities. This section expands on critical checks and data sources.
Obtaining a comprehensive municipal lien letter is a non-negotiable step in due diligence. Unpaid municipal charges, such as water, sewer, and sidewalk liens, can quickly accumulate and become significant liabilities that transfer with the property. The City of White Plains Finance Department is the central authority for these records, responsible for "Water and sewer services billing and collection" and "Miscellaneous billing and collection".[10] Their contact information includes a direct phone number (914) 422-1235 and an email contact form.[10, 11] Proactively contacting this department to request an official, consolidated statement of all municipal debts is crucial for accurate deal analysis and comprehensive risk assessment. This goes beyond merely "spotting liens" to obtaining a definitive financial picture from the municipality itself. For final meter readings, the Water Department can be reached at 914-422-1207.[10]
Environmental and structural integrity pose significant risks that must be thoroughly investigated. The existing guide's recommendation to check the DEC Spills DB for oil tank leaks is a confirmed best practice for environmental due diligence. No additional specific databases or local resources beyond the DEC Spills DB were provided in the research materials for environmental or structural due diligence. This suggests that the existing guide's coverage in this area is either comprehensive or that further external research would be required to identify additional specialized resources for Westchester County.
For cooperative apartments, due diligence extends beyond reviewing board minutes to include a deeper analysis of the unit's financial health. While demanding two years of board minutes is essential for understanding the building's operational health and identifying upcoming assessments [User Query], examining Uniform Commercial Code (UCC) filings related to co-op shares provides a critical layer of financial scrutiny.
As previously noted, the Westchester County Clerk accepts UCC filings with a co-op addendum [45, 46], and the NYS DOS UCC Public Inquiry System allows for general UCC searches.[41] In New York City boroughs, co-op UCCs are filed via ACRIS.[43, 44] A high volume of UCC filings against individual units within a specific co-op building can signal financial distress among unit owners or potential issues with the underlying co-op loan, even if such problems are not explicitly detailed in the board minutes. This proactive approach to reviewing UCC filings offers a method to identify financially distressed co-op units and assess the broader financial stability of the cooperative building.
Building and nurturing relationships with key professionals who have early access to distressed inventory is fundamental for consistent deal flow.
While general real estate agents may occasionally encounter REO properties, the most effective approach for investors is to connect with brokers who specialize in distressed assets and maintain direct relationships with bank asset managers and loan servicers. River Realty Services is a prime example, specializing in REO and bank-owned properties across the Hudson Valley and Westchester.[48] Their long-term default servicing relationships with major lenders and Government-Sponsored Enterprises (GSEs), including Fannie Mae, Freddie Mac, HUD/VA, SONYMA, JP Morgan/Chase, and Wells Fargo, position them as a critical intermediary for accessing off-market inventory.[48] Lee A. Raphael, their Managing Principal, can be contacted at Lraphael@riverrealty.com or 845.564.2800 x116.[48] Their affiliations with organizations like the National REO Brokers Association (NRBA) and the New York State REO Brokers Association (NYSREO) further underscore their specialized focus.[48]
Other general real estate agents in Westchester can be found through platforms like Century 21 [9, 69] and Compass [65], with top agents listed on FastExpert [70] and Zillow.[71] For larger distressed multi-family or commercial REOs, Marcus & Millichap has a Westchester office specializing in investment sales, with contacts such as Senior Managing Director John Horowitz (212-430-5260, Email John) and Associate Regional Manager Jason I. Moskowitz (212-430-5266, Email Jason).[72] The strategy involves targeting these specialized agents and leveraging their existing relationships with financial institutions to gain early access to distressed property listings.
Property preservation and cleanout firms are often the first third parties to enter a property after an eviction or a death, granting them unparalleled early access to potential distressed deals. The existing guide's suggestion of offering a "referral bounty" is an excellent strategy to incentivize these firms.
Operation Clean Out serves Westchester County and explicitly offers "Realtor Support" and "Attorney Support," indicating their established integration within the distressed property ecosystem.[73, 74] They handle various services, including "Estate Clean Outs" and "Extreme Hoarding Clean Up," and commit to leaving properties "broom clean".[73, 74] Their contact information is (845) 206-6452 and info@operationcleanout.com.[73, 74] First Onsite is another property restoration company with a presence in White Plains [75], and Real Property Management Westchester focuses on residential property management.[76, 77] These firms are not merely service providers; they serve as critical "eyes and ears" on the ground, capable of providing early warnings and direct leads on off-market opportunities. Cultivating strong relationships with them is a proactive step in deal sourcing.
Local real estate investor groups and associations are vital for networking, deal sourcing, and accessing private capital. These groups foster an environment where investors can share leads, discuss strategies, and connect with individuals who may serve as private lenders. The Westchester County Investors Club [64, 65] and the Westchester Real Estate Investors (WCREI) [66, 65] are active Meetup groups in the area. WCREI's discussions cover "Shortsales/Foreclosures" and explicitly encourage "Lenders," "Real Estate Agents/Brokers," and "Landlords" to participate, confirming their role as a nexus for distressed property professionals and private capital.[66] The Westchester County Association (WCA), as a broader business advocacy group with a real estate focus, can also provide connections to a wider professional network, including attorneys and accountants who may encounter distressed situations in their practice.[67, 68] Engaging with these groups fosters a collaborative, relationship-driven approach to uncovering off-market deals and securing private financing.
| Name/Firm | Specialty | Contact Phone | Email (if available) | Notes |
|---|---|---|---|---|
| John Barrett (Houlihan Lawrence) | REO Broker | Wells/Fannie REO [User Query] | ||
| Martha Gennarelli (William Raveis) | REO Broker | Credit union portfolios [User Query] | ||
| CBRE (Freddie Mac Inventory) | REO Broker | nyreo@cbre.com [User Query] | Freddie Mac inventory | |
| River Realty Services (Lee A. Raphael) | REO Broker / Asset Management | 845-564-2800 x116 [48] | Lraphael@riverrealty.com [48] | Specializes in REO/bank-owned properties; Long-term relationships with Fannie Mae, Freddie Mac, HUD/VA, SONYMA, Chase, Wells Fargo [48] |
| Operation Clean Out (Marty McDermott) | Cleanout Firm / Property Prep | 845-206-6452 [73, 74] | info@operationcleanout.com [73, 74] | Serves Westchester County; Offers Realtor & Attorney Support; Handles estate/hoarding cleanouts; "Broom clean" service [73, 74] |
| SERVPRO White Plains | Cleanout Firm / Property Restoration | 914-775-2500 [User Query] | ||
| First Onsite Westchester | Property Restoration | 914-235-6767 [75] | Specializes in water, fire, mold damage restoration [75] | |
| Real Property Management Westchester | Residential Property Management | 914-686-9500 [77] | Focuses on residential property management [76] | |
| Frank R. Simon (SIMON PLC) | Receiver, Attorney | (248) 790-9500 [51] | fsimon@simonattys.com [51] | Listed in DailyDAC State Court Receiver Directory; operates in NY [51] |
This section integrates the expanded strategies and contacts into a practical action plan, outlining daily, weekly, and monthly tasks, and recommending key tools for data management.
A consistent and disciplined approach to lead generation is paramount for success in distressed property acquisition.
Daily Actions:
Weekly Actions:
Monthly Actions:
Ongoing Operational Principles:
Effective data management is essential for organizing leads and contacts.
The existing call scripts provided in the guide are effective for initiating conversations with REO asset managers, tax lien holders, and distressed owners. Their continued use and adaptation based on the new contacts identified in this report are recommended to maintain a direct, no-nonsense approach focused on cash offers and quick closings. No new insights from the research materials specifically pertained to call script optimization, reinforcing the value of the current, proven scripts.
| Service Name | Website URL | Primary Focus | Key Features | Cost/Subscription Details (if known) | Relevant Contact Info |
|---|---|---|---|---|---|
| NYSCEF (New York State Courts Electronic Filing) | iapps.courts.state.ny.us/nyscef/Login (guest search) [4] | Supreme Court Civil Cases (including receiver appointments, judgments) | "Search as Guest" for public access; E-filed documents (PDF) in Westchester & other counties [3, 4] | Free (guest search) | nyscef@nycourts.gov, (646) 386-3033 [8] |
| NYS Department of State (DOS) UCC Public Inquiry System | appext20.dos.ny.gov/pls/ucc_public/web_search.main_frame [41] | General UCC Filings (statewide) | Search by debtor name, filing number; printable data reports & viewable images [41] | $25 (search fee), $300/month (Image Retrieval System) [42] | (518) 473-2492 [42] |
| ACRIS (Automated City Register Information System) | nyc.gov/site/finance/property/acris.page [44] | NYC Co-op UCCs, Property Records | Search by BBL/Address; Access deeds/documents; Create tax forms [44] | Fees for copies ($5 uncertified, $10 certified UCC) [43] | (212) 487-6300, Email ACRIS Help Desk [44] |
| Auction.com | auction.com [49] | REO & Foreclosure Properties | Thousands of exclusive listings nationwide; Real-time updates; Streamlined bidding platform [49] | ||
| DailyDAC | dailydac.com [52] | State Court Receiver Directory, Distressed Deal Data™ | Directory of receivers (incl. NY); Distressed deal data; Public notices of sales [51, 52] | info@commercialreceiver.org [51] | |
| The Share Group | theshare.group [53] | Distressed Homeowner Leads | Property owner name, address, phone (100%), email (approx. 60%); Monthly updates; Advanced data analytics [53] | Leads sold as one-time purchase (e.g., 3500 records recommended for first-time) [53] | 402-235-4556 [53] |
| ForeclosuresDaily.com | foreclosuresdaily.com [54] | Distressed Property Homeowners Leads | Verified leads from tax assessor, probate court; Connects with motivated sellers [54] | ||
| NYSDFS Foreclosure Filing System | dfs.ny.gov/apps_and_licensing/mortgage_companies/foreclosure_filing_system [55] | Pre-foreclosure & Vacant Property Filings | Online filing system; Bulk filing options; Contains data on 90-day notices [55] | Requires user ID/password (for filers); Public access to data not explicitly stated as direct API [55] | ForeclosureDatabase@dfs.ny.gov [55] |
| HUD Homes for Sale | hud.gov/helping-americans/homes-for-sale [29] | HUD-acquired single/multi-family homes | Listings of properties for sale [29] | (800) 569-4287 (HUD-approved counselors) [30] | |
| VA Properties (VRM) | vrmproperties.com [31] | VA-acquired properties | Properties listed by local agents; Online viewing [31] | pm.vbaco@va.gov (VA Property Mgmt), va-general-inquiry@vrmco.com (VRM) [31] | |
| IRS Auctions | irs.gov/businesses/small-businesses-self-employed/auctions-of-real-and-personal-property [33] | IRS seized property (real & personal) | Public auctions/sealed bids; Announcements in local papers/flyers [32, 33] | ||
| GSA Real Estate Sales | realestatesales.gov [34] | Federal surplus real estate | Listings of available properties [34] | 1-866-367-7878, COPBSApp@gsa.gov [35] | |
| NYS OGS (Office of General Services) | ogs.ny.gov/nysstore [36] | State surplus property (incl. real estate) | Auctions via GovDeals; Identifies federal surplus items [36, 37] | Administrative fees (percentage of original cost) [38] | federal.surplus@ogs.ny.gov [38] |
| CWS Marketing Group | cwsmarketing.com [40] | U.S. Treasury seized/forfeited assets | Auctions of residential & commercial real estate, boats, vehicles, etc.; Email notifications available [40] |
The expanded research provides a comprehensive and actionable framework for real estate professionals targeting seized, foreclosed, and below-market properties in White Plains and Westchester County, NY. The analysis reveals several critical avenues for gaining a competitive edge and securing advantageous deals.
Firstly, a multi-faceted approach to public record research is essential. While the daily foreclosure binder at the Westchester County Clerk's office offers an unparalleled lead time for lis pendens filings, leveraging the "Search as Guest" feature on NYSCEF provides a cost-effective, remote method for identifying receiver appointments and judgments. Similarly, direct engagement with the City of White Plains Finance Department for delinquent tax lists and foreclosed property records is crucial, complementing the tracking of annual in-rem tax lien auctions. For co-op properties, understanding the jurisdictional nuances of UCC filings—checking both the NYS DOS and the Westchester County Clerk—is vital for identifying distressed units.
Secondly, expanding the network of financial institutions beyond major banks is a key strategy. Local credit unions and community banks in Westchester County, many of which offer mortgages and HELOCs, are more likely to retain loans on their books, leading to more flexible disposition processes for distressed assets. Direct outreach to their mortgage or loss mitigation departments can uncover opportunities not available through traditional channels. Furthermore, exploring properties from federal agencies (HUD, VA, IRS, GSA) and state/city entities (NYS OGS, NYPD, U.S. Treasury via CWS Marketing Group) diversifies sourcing channels, often leading to less competitive inventory.
Thirdly, strategic investment in commercial distressed property data subscription services offers significant efficiency gains. Platforms like Auction.com, DailyDAC, The Share Group, and ForeclosuresDaily.com aggregate leads and provide direct contact information, accelerating the deal sourcing process. While these services come with a cost, they can dramatically reduce manual research time and uncover opportunities at scale.
Finally, cultivating robust insider networks remains paramount. Beyond traditional REO brokers, establishing relationships with specialized asset managers (like River Realty Services) and property preservation/cleanout firms (like Operation Clean Out) can provide early access to off-market deals. These firms are often the first on-site after an eviction or property distress event, making them invaluable sources of leads. Active participation in local real estate investor associations and meetups offers direct access to private capital and a collaborative environment for deal sharing.
In summary, success in this specialized market hinges on a disciplined, multi-pronged approach that combines diligent public record research, proactive engagement with a broad spectrum of financial institutions, strategic use of commercial data, and continuous cultivation of local professional networks. This comprehensive strategy, rooted in actionable intelligence and direct contacts, positions real estate professionals to capitalize on below-market opportunities in White Plains and Westchester County.