925 Old Post Rd · Mamaroneck, NY 10543

$995,000

3 bd · 2.0 ba · 2,089 sqft · SingleFamily public records · 8 Days on market

Built 1942 0.35 ac lot $476/sqft · 36% below area Est $1551k · 36% under

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Why this score? — see what drove the D 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 +7.7/30.0
• Schools +7.1/10.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming expanded Cape Cod, situated close to Harbor Island Park and Beach. Designed for effortless living, the home features a desirable first-floor bedroom, main-level laundry, a renovated kitchen and large dining area flowing into a bright living room, and a versatile den/office. Upstairs, you'll find two bedrooms, a sitting room that could be used as a bedroom, and a full bath. Much of home shines with newly refinished hardwood floors, new carpeting in two bedrooms, and the convenience of an oversized garage. Stepping outside, a spacious deck overlooks a beautiful . 35-acre backyard, providing an idyllic backdrop for relaxation, playing, or entertaining. Enjoy every

Key facts

• First-floor bedroom
• Renovated kitchen
• Bright living room

Tags

• EXPANDED CAPE COD
• FIRST-FLOOR BEDROOM
• RENOVATED KITCHEN
• LARGE DINING AREA
• BRIGHT LIVING ROOM
• VERSATILE DEN OFFICE

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; No carport
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Public water; Trash collection (public)
• Home design: Single-family residence
• Construction: Aluminum siding construction; Bilco door(s) and crawl space basement (no finished basement)
• Exterior features: Aluminum siding; Fenced yard; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 7 rooms (includes bedroom space)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (oil); Ductless cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Ceiling fans; Eat-in kitchen; Walk-in closet(s); Full attic
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $995k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $790k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $782k (21.4% below list).
• Recommended offer: $782k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.1% in Mamaroneck — 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 69/100 on livability (#491 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities C-, commute F, cost of living F.
• Mamaroneck Union Free School District (suburban): math 74% / reading 81% proficiency, ranked #47 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Central School (math 78% / reading 78%, grade A, #239 of 2,108 statewide, top 11%, 513 students, 14% FRL); Hommocks School (math 65% / reading 79%, grade A, #76 of 729 statewide, top 11%, 1,258 students, 20% FRL); Mamaroneck High School (math 95% / reading 91%, grade A+, #147 of 1,100 statewide, top 14%, 1,660 students, 23% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 126 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $7,817/mo this rent would consume 74% of the median local household income ($126k/yr) (locally 1152% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $995k implies a 696% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $781,676 (21.4% 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. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.79% ✗
• Cap rate: 4.89%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 10.6

CMA / ARV

• ARV (median comp): $1,551,071
• List price: $995,000
• Delta: -35.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Rockland Ave	0.25mi	4/3.0 (+1)	2,204 (+6%)	2mo	$1,560,000	$708	68
711 Old Post Rd	0.12mi	3/2.0	1,912 (-8%)	21mo	$1,258,170	$658	63
707 Old Post Rd	0.13mi	3/2.0	1,832 (-12%)	17mo	$950,000	$519	59
313 Heathcote Ave	0.53mi	3/2.5	2,152 (+3%)	13mo	$850,000	$395	57
1 Harmon Dr	0.67mi	3/2.0	2,100 (+0%)	13mo	$1,200,000	$571	57
533 Walton Ave	0.37mi	4/3.0 (+1)	2,282 (+9%)	10mo	$1,530,000	$670	50
202 E Garden Rd	0.68mi	4/2.0 (+1)	1,992 (-5%)	11mo	$999,999	$502	46
7 Copley Rd	0.66mi	4/2.0 (+1)	1,985 (-5%)	13mo	$1,592,000	$802	45
30 Myrtle Blvd	0.70mi	3/3.0	1,817 (-13%)	1mo	$1,901,000	$1,046	41
10 Jason Ln	0.73mi	4/2.0 (+1)	2,291 (+10%)	6mo	$1,050,000	$458	40
28 Cooper Ln	0.73mi	4/2.5 (+1)	2,260 (+8%)	8mo	$1,085,000	$480	38
37 Myrtle Blvd	0.72mi	4/2.0 (+1)	1,784 (-15%)	10mo	$1,160,000	$650	29

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

Projected returns pro-forma

-3.0% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.27×
• Total profit: $-204,507
• Equity at exit: $148,358

10-year hold

• IRR: -6.6%
• Equity multiple: 0.51×
• Total profit: $-137,898
• Equity at exit: $86,029

Cash invested: $278,600 (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 10543

• Rents YoY: 6.7%
• Active inventory: 126
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $7,817 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$1,702 /mo · $20,428/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,642
• Net cashflow: $-1,160

Break-even live

Break-even rent $9,285

Max offer price $790,155

Occupancy floor —

Sensitivity live

Price	-10% $-596	-5% $-878	+0% $-1,160	+5% $-1,441	+10% $-1,723
Rent	-10% $-1,777	-5% $-1,468	+0% $-1,160	+5% $-851	+10% $-542
Rate	-1.0pp $-659	-0.5pp $-907	base $-1,160	+0.5pp $-1,417	+1.0pp $-1,680

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Prospect Ave Mamaroneck, NY	3.0	1.5	1500	$6,700	$4.47	15d	1	0.45mi
209 Halstead Ave Unit 3 Mamaroneck, NY	3.0	1.0	1500	$3,975	$2.65	45d	1	0.91mi
658 Shore Acres Dr Mamaroneck, NY	3.0	3.5	2062	$18,000	$8.73	0d	1	0.95mi
101 Sheldrake Pl Unit 101-4 Mamaroneck, NY	2.0	2.0	2472	$4,295	$1.74	1d	1	0.99mi
79 Edgewood Ave Larchmont, NY	4.0	3.0	1786	$7,800	$4.37	0d	1	1.12mi
52 Wendt Ave Larchmont, NY	3.0	1.5	1656	$8,950	$5.40	0d	1	1.12mi
49 N Chatsworth Ave Larchmont, NY	4.0	3.5	2402	$9,950	$4.14	4d	1	1.29mi
1035 Shore Acres Dr Mamaroneck, NY	4.0	3.0	1988	$9,900	$4.98	0d	1	1.33mi
621 2nd St Mamaroneck, NY	2.0	1.0	2060	$3,000	$1.46	46d	1	1.39mi

Listing history 4 events

1. 2026-05-08
   status Pending 877-char remark
2. 2026-04-27
   listed $995,000 Active 877-char remark
3. 1999-11-30
   soldstatus $125,000
4. 1999-11-30
   soldstatus $325,000

ⓘ 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: $20,428 · $1,702/mo
• Projected year-2 tax: $20,428 · $1,702/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $93,801
• − Mortgage interest: −$55,735
• − Property taxes: −$20,428
• − Insurance: −$4,975
• − Repairs & maintenance: −$7,504
• − Management: −$7,504
• − Depreciation: −$28,945
• Taxable loss: −$31,291
• Est. tax savings @ 24.0%: +$7,510
• After-tax cash flow: $-6,405/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: Mamaroneck Union Free School District
• NCES district ID: 3618240
• Math proficiency: 74% ▼ -4.00%
• Reading proficiency: 81% ▲ 9.00%
• Median HH income: $111,011
• Composite: 71.4/100
• National rank: #228
• State rank: #47 of 590 in NY

Livability — Mamaroneck

• Score: 69/100
• State rank: #491
• US rank: #8656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mamaroneck, NY
• County: Westchester County · 709,332 people
• City population: 20,989
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,989
• Household income: $126,417
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1152.0

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 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 27% Two or more races 11% Asian 5% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 2%
• Common ancestry: Russian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 8% Other Asian/Pacific 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: ▼ -220.53%
• Current HPI: 268.4687
• Rent YoY: ▲ 6.70%
• 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

+696.0% since first listed

4 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 1999-11-30 Sold (Public Records) $325,000 Public Records
• 1999-11-30 Sold (Public Records) $125,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $20,428 · +8.5% YoY. Source: county tax records.