4443 Purchase St · Harrison, NY 10577

$799,000

5 bd · 2.0 ba · 2,122 sqft · SingleFamily public records · 63 Days on market

Built 1912 0.26 ac lot $377/sqft · 40% below area Est $1388k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +6.5/10.0
• Appreciation +6.4/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Picture-perfect Dutch Colonial with good bones, a great layout, and beautifully LOW TAXES! Enjoy tranquil wooded views, yet have easy access to highways, parkways and transit and hike or bike to the Purchase Community House. After many years in the care of the same owner, it is ready for its next chapter. The home has amazing potential and just needs a little TLC to handle deferred maintenance. Touring the home ... Enter through the spacious multi-purpose screened porch and into a functional foyer with two generous entry closets. The large living room features a wood-burning fireplace and flows into the formal dining room, which leads to the open kitchen with a breakfast nook and a door to the deck and flat backyard. The kitchen opens to the family room with a cozy wood stove, creating an inviting space for daily living and gathering. A first-floor bedroom- ideal for a home office or guest room- along with a full bathroom and laundry room complete this level. Upstairs, the primary suite includes a large en-suite bath with soaking tub, walk-in closet, and a spacious alcove that can serve as a dressing area, sitting room, or office nook. With two additional closets and a balcony, the suite offers a comfortable private retreat. Three additional bedrooms and a full hall bath complete the second floor. The lower level provides abundant storage and walk-out access to the yard. Located in a community known for having some of the lowest property taxes in Westchester County and served by an acclaimed school district- one of the few in the county to offer the International Baccalaureate (IB) Program- this home offers space, flexibility, and opportunity. Make it yours!

Key facts

• Breakfast nook
• Wood stove
• Flat backyard

Tags

• SCREENED PORCH
• WOOD BURNING FIREPLACE
• OPEN KITCHEN
• BREAKFAST NOOK
• FLAT BACKYARD
• WOOD STOVE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-5 ($-55/yr) — negative.
• To cash-flow at today's rent, offer at most $798k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $645k (19.3% below list).
• Recommended offer: $645k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.2% in Harrison — 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 72/100 on livability (#355 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: housing C-, amenities F, cost of living F.
• Harrison Central School District (suburban): math 69% / reading 72% proficiency, ranked #92 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 29 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($6k loan paydown + $22k appreciation (2.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $440k; list at $799k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $644,603 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (median comp): $1,388,437
• List price: $799,000
• Delta: -42.45%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4443 Purchase St	0.00mi	5/3.0	2,222 (+5%)	0mo	$725,000	$326	88

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.37×
• Total profit: $83,246
• Equity at exit: $345,916

10-year hold

• IRR: 9.6%
• Equity multiple: 2.40×
• Total profit: $312,446
• Equity at exit: $522,944

Cash invested: $223,720 (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 10577

• Home prices YoY: 1.3%
• Active inventory: 29
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $6,446 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$574 /mo · $6,888/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,354
• Net cashflow: $-5

Break-even live

Break-even rent $6,452

Max offer price $798,186

Occupancy floor 95%

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending 1695-char remark

   Show marketing remark (1695 chars)

   Picture-perfect Dutch Colonial with good bones, a great layout, and beautifully LOW TAXES! Enjoy tranquil wooded views, yet have easy access to highways, parkways and transit and hike or bike to the Purchase Community House. After many years in the care of the same owner, it is ready for its next chapter. The home has amazing potential and just needs a little TLC to handle deferred maintenance. Touring the home ... Enter through the spacious multi-purpose screened porch and into a functional foyer with two generous entry closets. The large living room features a wood-burning fireplace and flows into the formal dining room, which leads to the open kitchen with a breakfast nook and a door to the deck and flat backyard. The kitchen opens to the family room with a cozy wood stove, creating an inviting space for daily living and gathering. A first-floor bedroom- ideal for a home office or guest room- along with a full bathroom and laundry room complete this level. Upstairs, the primary suite includes a large en-suite bath with soaking tub, walk-in closet, and a spacious alcove that can serve as a dressing area, sitting room, or office nook. With two additional closets and a balcony, the suite offers a comfortable private retreat. Three additional bedrooms and a full hall bath complete the second floor. The lower level provides abundant storage and walk-out access to the yard. Located in a community known for having some of the lowest property taxes in Westchester County and served by an acclaimed school district- one of the few in the county to offer the International Baccalaureate (IB) Program- this home offers space, flexibility, and opportunity. Make it yours!

2. 2026-05-04
   price $799,000 1695-char remark

   Show marketing remark (1695 chars)

   Picture-perfect Dutch Colonial with good bones, a great layout, and beautifully LOW TAXES! Enjoy tranquil wooded views, yet have easy access to highways, parkways and transit and hike or bike to the Purchase Community House. After many years in the care of the same owner, it is ready for its next chapter. The home has amazing potential and just needs a little TLC to handle deferred maintenance. Touring the home ... Enter through the spacious multi-purpose screened porch and into a functional foyer with two generous entry closets. The large living room features a wood-burning fireplace and flows into the formal dining room, which leads to the open kitchen with a breakfast nook and a door to the deck and flat backyard. The kitchen opens to the family room with a cozy wood stove, creating an inviting space for daily living and gathering. A first-floor bedroom- ideal for a home office or guest room- along with a full bathroom and laundry room complete this level. Upstairs, the primary suite includes a large en-suite bath with soaking tub, walk-in closet, and a spacious alcove that can serve as a dressing area, sitting room, or office nook. With two additional closets and a balcony, the suite offers a comfortable private retreat. Three additional bedrooms and a full hall bath complete the second floor. The lower level provides abundant storage and walk-out access to the yard. Located in a community known for having some of the lowest property taxes in Westchester County and served by an acclaimed school district- one of the few in the county to offer the International Baccalaureate (IB) Program- this home offers space, flexibility, and opportunity. Make it yours!

3. 2026-05-02
   price $850,000 1695-char remark

   Show marketing remark (1695 chars)

   Picture-perfect Dutch Colonial with good bones, a great layout, and beautifully LOW TAXES! Enjoy tranquil wooded views, yet have easy access to highways, parkways and transit and hike or bike to the Purchase Community House. After many years in the care of the same owner, it is ready for its next chapter. The home has amazing potential and just needs a little TLC to handle deferred maintenance. Touring the home ... Enter through the spacious multi-purpose screened porch and into a functional foyer with two generous entry closets. The large living room features a wood-burning fireplace and flows into the formal dining room, which leads to the open kitchen with a breakfast nook and a door to the deck and flat backyard. The kitchen opens to the family room with a cozy wood stove, creating an inviting space for daily living and gathering. A first-floor bedroom- ideal for a home office or guest room- along with a full bathroom and laundry room complete this level. Upstairs, the primary suite includes a large en-suite bath with soaking tub, walk-in closet, and a spacious alcove that can serve as a dressing area, sitting room, or office nook. With two additional closets and a balcony, the suite offers a comfortable private retreat. Three additional bedrooms and a full hall bath complete the second floor. The lower level provides abundant storage and walk-out access to the yard. Located in a community known for having some of the lowest property taxes in Westchester County and served by an acclaimed school district- one of the few in the county to offer the International Baccalaureate (IB) Program- this home offers space, flexibility, and opportunity. Make it yours!

4. 2026-03-20
   price $875,000 1695-char remark

   Show marketing remark (1695 chars)

   Picture-perfect Dutch Colonial with good bones, a great layout, and beautifully LOW TAXES! Enjoy tranquil wooded views, yet have easy access to highways, parkways and transit and hike or bike to the Purchase Community House. After many years in the care of the same owner, it is ready for its next chapter. The home has amazing potential and just needs a little TLC to handle deferred maintenance. Touring the home ... Enter through the spacious multi-purpose screened porch and into a functional foyer with two generous entry closets. The large living room features a wood-burning fireplace and flows into the formal dining room, which leads to the open kitchen with a breakfast nook and a door to the deck and flat backyard. The kitchen opens to the family room with a cozy wood stove, creating an inviting space for daily living and gathering. A first-floor bedroom- ideal for a home office or guest room- along with a full bathroom and laundry room complete this level. Upstairs, the primary suite includes a large en-suite bath with soaking tub, walk-in closet, and a spacious alcove that can serve as a dressing area, sitting room, or office nook. With two additional closets and a balcony, the suite offers a comfortable private retreat. Three additional bedrooms and a full hall bath complete the second floor. The lower level provides abundant storage and walk-out access to the yard. Located in a community known for having some of the lowest property taxes in Westchester County and served by an acclaimed school district- one of the few in the county to offer the International Baccalaureate (IB) Program- this home offers space, flexibility, and opportunity. Make it yours!

5. 2026-03-12
   listed $1,000,000 Active 1695-char remark

   Show marketing remark (1695 chars)

   Picture-perfect Dutch Colonial with good bones, a great layout, and beautifully LOW TAXES! Enjoy tranquil wooded views, yet have easy access to highways, parkways and transit and hike or bike to the Purchase Community House. After many years in the care of the same owner, it is ready for its next chapter. The home has amazing potential and just needs a little TLC to handle deferred maintenance. Touring the home ... Enter through the spacious multi-purpose screened porch and into a functional foyer with two generous entry closets. The large living room features a wood-burning fireplace and flows into the formal dining room, which leads to the open kitchen with a breakfast nook and a door to the deck and flat backyard. The kitchen opens to the family room with a cozy wood stove, creating an inviting space for daily living and gathering. A first-floor bedroom- ideal for a home office or guest room- along with a full bathroom and laundry room complete this level. Upstairs, the primary suite includes a large en-suite bath with soaking tub, walk-in closet, and a spacious alcove that can serve as a dressing area, sitting room, or office nook. With two additional closets and a balcony, the suite offers a comfortable private retreat. Three additional bedrooms and a full hall bath complete the second floor. The lower level provides abundant storage and walk-out access to the yard. Located in a community known for having some of the lowest property taxes in Westchester County and served by an acclaimed school district- one of the few in the county to offer the International Baccalaureate (IB) Program- this home offers space, flexibility, and opportunity. Make it yours!

6. 1988-05-09
   soldstatus $440,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,888 · $574/mo
• Projected year-2 tax: $10,196 · $850/mo
• Expected delta: +$3,307/yr (+$276/mo · 48.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,352
• − Mortgage interest: −$44,756
• − Property taxes: −$6,888
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,188
• − Management: −$6,188
• − Depreciation: −$23,244
• Taxable loss: −$13,907
• Est. tax savings @ 24.0%: +$3,338
• After-tax cash flow: $3,282/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: Harrison Central School District
• NCES district ID: 3613740
• Math proficiency: 69% ▼ -6.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $105,919
• Composite: 65.12/100
• National rank: #497
• State rank: #92 of 590 in NY

Livability — Harrison

• Score: 72/100
• State rank: #355
• US rank: #5963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, NY
• City population: 14,091
• Population (ZIP): 5,901

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 64% Hispanic / Latino 15% Two or more races 10% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Italian 3%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 6% Chinese 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: ▲ 2.70%
• Current HPI: 209.3878
• Rent YoY: —
• Metro: —
• 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

+81.6% since first listed

6 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $1,000,000 OneKey® MLS as Distributed by MLS Grid
• 1988-05-09 Sold (Public Records) $440,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $6,888 · -17.0% YoY. Source: county tax records.