925 Halstead Ave · Mamaroneck, NY 10543

$825,000

3 bd · 2.0 ba · 2,074 sqft · SingleFamily public records · 56 Days on market

Built 1965 5,097 sqft lot $398/sqft · 28% below area Est $1153k · 28% under ↓ 6% since listing

---

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
• Schools +7.3/10.0
• Cash flow +7.2/30.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this a well-maintained home offering comfort, space, and versatility in the heart of Mamaroneck with Rye Neck Schools. This 3-bedroom, 2 full bath residence also features an additional full bath on the lower level, providing flexible living options for guests, extended family, or a home office setup. The home boasts a spacious primary suite complete with an ensuite bath, creating a private retreat. Bright and inviting living room spaces are complemented by a sun-filled family room with an abundance of windows, allowing natural light to pour in throughout the day. A gas fireplace stove adds warmth and charm, perfect for cozy evenings. The functional layout offers a seamless flow b

Key facts

• Nicely sized yard
• Gas fireplace stove
• Additional full bath

Tags

• ADDITIONAL FULL BATH
• SPACIOUS PRIMARY SUITE
• SUN FILLED FAMILY ROOM
• GAS FIREPLACE STOVE
• NICELY SIZED YARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Private driveway; On-street parking available; Garage (1 space); Carport: none
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected; Public trash collection
• Home design: Single family residence; Two stories
• Construction: Frame construction
• Exterior features: Fenced yard; Patio; Not waterfront

Interior

• Kitchen: Oven; Refrigerator; Dishwasher
• Bedrooms: Two levels (total rooms: 7)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating (baseboard); Central air; Wall/window unit(s)
• Interior features: Entrance foyer; Finished full basement with walk-out access; Pull-down attic stairs; Patio
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $627k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $562k (31.9% below list).
• Recommended offer: $562k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• Rye Neck Union Free School District (suburban): math 78% / reading 84% proficiency, ranked #40 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: F E Bellows Elementary School (math 76% / reading 80%, grade A, #239 of 2,108 statewide, top 11%, 347 students, 13% FRL); Rye Neck Middle School (math 73% / reading 83%, grade A+, #37 of 729 statewide, top 5%, 351 students, 16% FRL); Rye Neck Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 515 students, 16% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 126 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $5,622/mo this rent would consume 53% 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 $6k of loan paydown is wiped out by about $25k 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 56 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $562,201 (31.9% 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 56 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.68% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.83%
• DSCR: 0.74
• GRM: 12.2

CMA / ARV

• ARV (median comp): $1,152,756
• List price: $825,000
• Delta: -28.43%
• 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
812 Halstead Ave	0.08mi	3/2.5	1,924 (-7%)	1mo	$915,000	$476	81
314 Hunter St	0.27mi	3/3.5	2,088 (+1%)	0mo	$1,212,500	$581	80
215 Frank Ave	0.27mi	3/2.5	2,081 (+0%)	7mo	$1,400,923	$673	79
629 Hillside Ave	0.37mi	3/1.5	2,030 (-2%)	0mo	$995,000	$490	77
125 Travers Ave	0.58mi	3/2.0	1,938 (-7%)	2mo	$970,000	$501	61
226 Guion Dr	0.60mi	3/2.0	2,253 (+9%)	3mo	$1,600,000	$710	56
1234 Arlington St	0.48mi	3/1.5	1,832 (-12%)	1mo	$1,250,000	$682	55
1320 Mamaroneck Ave	0.62mi	4/2.0 (+1)	2,228 (+7%)	1mo	$835,000	$375	53
203 Travers Ave	0.57mi	4/1.5 (+1)	2,172 (+5%)	7mo	$825,000	$380	53
424 Warren Ave	0.64mi	4/2.5 (+1)	2,180 (+5%)	6mo	$1,180,000	$541	50
420 Grant Ter	0.47mi	4/2.5 (+1)	2,368 (+14%)	0mo	$850,000	$359	47
15 Brookside Ln	0.74mi	3/3.5	2,362 (+14%)	1mo	$1,520,000	$644	36

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: -22.4%
• Equity multiple: 0.21×
• Total profit: $-183,401
• Equity at exit: $123,010

10-year hold

• IRR: -9.5%
• Equity multiple: 0.33×
• Total profit: $-155,541
• Equity at exit: $71,331

Cash invested: $231,000 (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 10543

• Rents YoY: 6.7%
• Active inventory: 126
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $5,622 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$893 /mo · $10,712/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $-1,121

Break-even live

Break-even rent $7,041

Max offer price $626,901

Occupancy floor —

Sensitivity live

Price	-10% $-654	-5% $-888	+0% $-1,121	+5% $-1,355	+10% $-1,588
Rent	-10% $-1,566	-5% $-1,343	+0% $-1,121	+5% $-899	+10% $-677
Rate	-1.0pp $-706	-0.5pp $-912	base $-1,121	+0.5pp $-1,335	+1.0pp $-1,553

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Henry Ave #2 Mamaroneck, NY	3.0	1.5	1400	$4,200	$3.00	45d	1	0.27mi
621 2nd St Mamaroneck, NY	2.0	1.0	2060	$3,000	$1.46	46d	1	0.30mi
14 Fremont St Unit 1 Harrison, NY	3.0	2.0	1500	$4,300	$2.87	9d	1	0.38mi
94 Thatcher Ave Harrison, NY	4.0	3.5	2600	$8,250	$3.17	0d	1	0.45mi
209 Halstead Ave Unit 3 Mamaroneck, NY	3.0	1.0	1500	$3,975	$2.65	45d	1	0.56mi
1035 Shore Acres Dr Mamaroneck, NY	4.0	3.0	1988	$9,900	$4.98	0d	1	0.56mi
101 Sheldrake Pl Unit 101-4 Mamaroneck, NY	2.0	2.0	2472	$4,295	$1.74	1d	1	0.58mi
317 Hornidge Rd Mamaroneck, NY	4.0	2.0	1600	$5,500	$3.44	18d	1	0.66mi
658 Shore Acres Dr Mamaroneck, NY	3.0	3.5	2062	$18,000	$8.73	0d	1	0.72mi
69 Oak St Unit B Harrison, NY	3.0	3.5	2100	$7,000	$3.33	0d	1	0.73mi
8 Marion Ave #6 Harrison, NY	3.0	2.5	1420	$6,400	$4.51	6d	1	0.77mi
8 Davenport St Harrison, NY	3.0	2.0	1700	$5,000	$2.94	4d	1	0.89mi
135 Webster Ave Harrison, NY	3.0	1.0	1500	$3,300	$2.20	20d	1	0.90mi
505 Prospect Ave Mamaroneck, NY	3.0	1.5	1500	$6,700	$4.47	15d	1	1.00mi
140 Rockwell St Unit A Harrison, NY	3.0	2.5	1850	$7,000	$3.78	6d	1	1.01mi
52 Nelson Ave Unit 2 Harrison, NY	3.0	1.5	1450	$4,000	$2.76	20d	1	1.04mi
69 Ellsworth Ave Harrison, NY	3.0	2.5	2000	$6,500	$3.25	45d	1	1.06mi
530 West St Harrison, NY	4.0	2.5	2331	$6,000	$2.57	45d	1	1.08mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,000	$4.48	0d	1	1.18mi
89 Crystal St Harrison, NY	3.0	2.5	1700	$8,250	$4.85	20d	1	1.28mi
87 Crystal St Harrison, NY	3.0	2.5	1700	$8,250	$4.85	20d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $825,000 Active 56 DOM
2. 2026-06-17
   days on market $825,000 Active 55 DOM
3. 2026-06-16
   days on market $825,000 Active 54 DOM
4. 2026-06-15
   days on market $825,000 Active 53 DOM
5. 2026-06-13
   days on market $825,000 Active 51 DOM
6. 2026-06-13
   days on market $825,000 Active 50 DOM
7. 2026-06-09
   days on market $825,000 Active 48 DOM
8. 2026-06-08
   days on market $825,000 Active 47 DOM
9. 2026-06-08
   days on market $825,000 Active 46 DOM
10. 2026-06-04
    days on market $825,000 Active 43 DOM
11. 2026-06-03
    days on market $825,000 Active 42 DOM
12. 2026-06-02
    days on market $825,000 Active 41 DOM
13. 2026-06-01
    days on market $825,000 Active 40 DOM
14. 2026-05-31
    days on market $825,000 Active 39 DOM
15. 2026-05-12
    price $825,000 1029-char remark
16. 2026-04-17
    listed $875,000 Active 1029-char remark

ⓘ 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: $10,712 · $893/mo
• Projected year-2 tax: $12,327 · $1,027/mo
• Expected delta: +$1,615/yr (+$135/mo · 15.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,464
• − Mortgage interest: −$46,213
• − Property taxes: −$10,712
• − Insurance: −$4,125
• − Repairs & maintenance: −$5,397
• − Management: −$5,397
• − Depreciation: −$24,000
• Taxable loss: −$28,380
• Est. tax savings @ 24.0%: +$6,811
• After-tax cash flow: $-6,646/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: Rye Neck Union Free School District
• NCES district ID: 3625290
• Math proficiency: 78% ▬ 0.00%
• Reading proficiency: 84% ▲ 12.00%
• Median HH income: $99,235
• Composite: 73.17/100
• National rank: #188
• State rank: #40 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

-5.7% since first listed

3 events — show timeline

• 2026-06-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $875,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $10,712 · -28.1% YoY. Source: county tax records.