480 Halstead Ave Unit 4V · Harrison, NY 10528

$245,000

1 bd · 1.0 ba · 750 sqft · Condo · 73 Days on market

Built 1968 $327/sqft · 16% below area Est $290k · 16% under $867/mo HOA · 26% of rent

---

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 +14.5/15.0
• Cash flow +14.3/30.0
• 1% rule +8.5/10.0
• Schools +6.5/10.0
• Rent growth +4.9/5.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this bright and spacious 1-bedroom, 1-bath co-op in a desirable, well-kept building right in the heart of downtown Harrison. The apartment features a large living room with a dining area, a fully equipped & kitchen, and plenty of storage throughout. Enjoy lovely courtyard views and great natural light all day long. Residents enjoy access to great amenities, including a swimming pool, party room, and bike storage. Conveniently located close to shopping, restaurants, public transportation, and major highways — everything you need is just minutes away. Well-priced and move-in ready — this one won’t last!

Key facts

• Great natural light
• Swimming pool
• Party room

Tags

• COURTYARD VIEWS
• GREAT NATURAL LIGHT
• SWIMMING POOL
• PARTY ROOM
• BIKE STORAGE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $44 ($528/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Rents rising fast (+9.7%/yr); 62 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 6.2

CMA / ARV

• ARV (median comp): $290,239
• List price: $245,000
• Delta: -15.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.72×
• Total profit: $-18,893
• Equity at exit: $36,530

10-year hold

• IRR: 9.8%
• Equity multiple: 2.00×
• Total profit: $68,814
• Equity at exit: $21,183

Cash invested: $68,600 (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 10528

• Home prices YoY: -18.4%
• Rents YoY: 9.7%
• Active inventory: 62
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,296 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$867
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $44

Break-even live

Break-even rent $3,241

Max offer price $245,000

Occupancy floor 94%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Halstead Ave Harrison, NY	—	1.0	550	$2,400	$4.36	3d	1	0.02mi
560 Halstead Ave Unit 3L Harrison, NY	1.0	1.0	691	$2,950	$4.27	15d	1	0.11mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,000	$4.48	1d	1	0.24mi
48 Oakland Ave Harrison, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	0.36mi
74 Nelson Ave Apt 1 Harrison, NY	2.0	1.0	900	$4,000	$4.44	44d	1	0.54mi
74 Nelson Ave Apt 4 Harrison, NY	2.0	1.0	914	$4,500	$4.92	44d	1	0.54mi
127 Maple Ave Unit 2 Rye, NY	2.0	1.0	850	$4,600	$5.41	44d	1	0.78mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	21d	1	0.78mi
99 Maple Ave Unit 3 Rye, NY	2.0	1.0	800	$3,300	$4.12	4d	1	0.83mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	24d	1	1.02mi
150 Theodore Fremd Ave Rye, NY	2.0–4.0	1.0–2.5	1320	$3,395	$2.57	1d	1	1.11mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	44d	1	1.17mi

HOA detail condo

• Monthly dues: $867 · $10,404/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $245,000 Active 73 DOM
2. 2026-06-17
   days on market $245,000 Active 72 DOM
3. 2026-06-16
   days on market $245,000 Active 71 DOM
4. 2026-06-15
   days on market $245,000 Active 70 DOM
5. 2026-06-13
   days on market $245,000 Active 68 DOM
6. 2026-06-13
   remarks 665-char remark
7. 2026-06-13
   days on market $245,000 Active 67 DOM
8. 2026-06-09
   days on market $245,000 Active 64 DOM
9. 2026-06-08
   days on market $245,000 Active 63 DOM
10. 2026-06-07
    remarks 648-char remark
11. 2026-06-07
    pricedays on market $245,000 Active 62 DOM
12. 2026-06-04
    days on market $265,000 Active 59 DOM
13. 2026-06-03
    days on market $265,000 Active 58 DOM
14. 2026-06-02
    days on market $265,000 Active 57 DOM
15. 2026-06-01
    days on market $265,000 Active 56 DOM
16. 2026-05-31
    days on market $265,000 Active 55 DOM
17. 2026-04-06
    listed $265,000 Active 646-char remark

    Show marketing remark (646 chars)

    Welcome home to this bright and spacious 1-bedroom, 1-bath co-op in a desirable, well-kept building right in the heart of downtown Harrison. The apartment features a large living room with a dining area, a fully equipped & kitchen, and plenty of storage throughout. Enjoy lovely courtyard views and great natural light all day long. Residents enjoy access to great amenities, including a swimming pool, party room, and bike storage. Conveniently located close to shopping, restaurants, public transportation, and major highways — everything you need is just minutes away. Well-priced and move-in ready — this one won’t last!

18. 2026-04-01
    historical
19. 2026-03-05
    price $280,000
20. 2025-11-06
    listed $290,000 Active
21. 2025-10-30
    historical
22. 2006-07-06
    soldstatus $215,000
23. 2006-04-18
    price $219,500
24. 2006-04-18
    historical
25. 2006-02-09
    listed $215,000

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,557
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,165
• − Management: −$3,165
• − HOA: −$10,404
• − Depreciation: −$7,127
• Taxable loss: −$2,927
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $1,231/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
• County: Westchester County · 709,332 people
• City population: 14,091
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 14,091
• Household income: $154,416
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 461.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Asian 10% Two or more races 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Salvadoran 1%
• Common ancestry: Lithuanian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 23% · Canada, Dominican Republic, China
• Languages at home: 70% English-only · Spanish 11% Other Indo-European 8% Other Asian/Pacific 7%

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: ▼ -66.61%
• Current HPI: 296.3824
• Rent YoY: ▲ 9.65%
• 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

+23.3% since first listed

9 events — show timeline

• 2026-04-06 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-06 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2006-07-06 Sold (MLS) $215,000 HGMLS
• 2006-04-18 Delisted — HGMLS
• 2006-04-18 Price Changed $219,500 HGMLS
• 2006-02-09 Listed $215,000 HGMLS