110 Lawn Ter Unit 2H · Mamaroneck, NY 10543

$395,000

2 bd · 1.5 ba · 1,150 sqft · Condo · 15 Days on market

Built 1952 Good condition

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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).

• Cash flow +17.5/30.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare unit with a huge GARAGE and plenty of additional storage! The balcony overlooks the beautiful courtyard and this unit is not to be missed. .. It features an AMAZING open layout, beautiful wood floors, updated eat-in kitchen with stainless steel appliances. The unit has 8 closets and has been freshly cleaned and painted. And, if that's not enough. .. the laundry room is located right around the corner in the same building! The monthly maintenance includes heat, hot water and cooking gas. The complex has many recent improvements such as new entry doors, windows, walkways and freshly painted hallways. On-site super PLUS plenty of unassigned parking on and off the site. Less than 1 mile t

Key facts

• Garage
• Built 1952
• Listed 14 days

Property features AI

Finance

• HOA & community: Lawn Terrace Owners Corp association; Association amenities include landscaping, live-in super, maintenance (including grounds), parking, security, snow removal, and trash; Association fee covers common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash, and water

Exterior

• Parking: Total of 4 parking spaces; 2-car garage (tandem, unassigned)
• Security: Association provides security
• Utilities: Con Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected; Trash collection (public)
• Home design: Stock cooperative; Two-story building; Entry on level 2
• Construction: Brick exterior; Updated/remodeled
• Exterior features: Brick construction; Landscaped grounds; Near public transit; Near shops; Near schools; Views; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Located on second floor
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Wall/window AC units
• Interior features: Eat-in kitchen; Entrance foyer; Open floorplan; Primary bathroom; Terrace; Bicycle room; Outdoor space; Updated/remodeled condition; No basement; Attic with scuttle and storage
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (2.8% below list).
• Recommended offer: $384k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Daniel Warren Elementary School (320 students, 12% 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); 124 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 36% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 15 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $383,819 (2.8% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-29,869
• Equity at exit: $58,896

10-year hold

• IRR: 6.7%
• Equity multiple: 1.58×
• Total profit: $64,656
• Equity at exit: $34,152

Cash invested: $110,600 (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: 124
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,838 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $302

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 87%

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	43d	1	0.16mi
210 Union Ave Mamaroneck, NY	3.0	1.5	1000	$3,500	$3.50	24d	1	0.22mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	43d	1	0.25mi
209 Halstead Ave Unit 3 Mamaroneck, NY	3.0	1.0	1500	$3,975	$2.65	43d	1	0.45mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	43d	1	0.49mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	24d	1	0.52mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	24d	1	0.53mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	43d	1	0.60mi
505 Prospect Ave Mamaroneck, NY	3.0	1.5	1500	$6,700	$4.47	13d	1	0.64mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	20d	1	0.65mi
1408 Henry Ave #2 Mamaroneck, NY	3.0	1.5	1400	$4,200	$3.00	43d	1	0.66mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	43d	1	0.66mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$6,015	$6.17	1d	16	0.71mi
1016 Jefferson Ave Mamaroneck, NY	3.0	1.5	1300	$4,200	$3.23	18d	1	0.74mi
14 Fremont St Unit 1 Harrison, NY	3.0	2.0	1500	$4,300	$2.87	7d	1	0.83mi
29 Fremont St Unit B Harrison, NY	3.0	2.0	1330	$4,500	$3.38	43d	1	0.83mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	24d	1	0.90mi
53 Rose Ave Unit 2 Harrison, NY	3.0	1.0	1000	$3,300	$3.30	24d	1	0.92mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	43d	1	0.99mi
132 Halstead Ave Unit 4D Harrison, NY	3.0	2.5	1329	$6,850	$5.15	43d	1	1.09mi
132 Halstead Ave Unit 2B Harrison, NY	2.0	2.0	1132	$5,500	$4.86	43d	1	1.09mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	1.22mi
8 Marion Ave #6 Harrison, NY	3.0	2.5	1420	$6,400	$4.51	4d	1	1.24mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	1.25mi
135 Webster Ave Harrison, NY	3.0	1.0	1500	$3,300	$2.20	18d	1	1.42mi
9 Ferndale Pl Larchmont, NY	3.0	1.5	1349	$4,500	$3.34	16d	1	1.44mi
48 Oakland Ave Harrison, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-15
   days on market $395,000 Active 15 DOM
2. 2026-06-13
   days on market $395,000 Active 13 DOM
3. 2026-06-13
   days on market $395,000 Active 12 DOM
4. 2026-06-09
   days on market $395,000 Active 9 DOM
5. 2026-06-08
   days on market $395,000 Active 8 DOM
6. 2026-06-08
   days on market $395,000 Active 7 DOM
7. 2026-06-04
   days on market $395,000 Active 4 DOM
8. 2026-06-03
   days on market $395,000 Active 3 DOM
9. 2026-06-02
   days on market $395,000 Active 2 DOM
10. 2026-06-01
    statusdays on market $395,000 Active 1 DOM
11. 2026-05-31
    days on market $395,000 Coming Soon 2 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $46,058
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,685
• − Management: −$3,685
• − Depreciation: −$11,491
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $4,308/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is move-in ready with a fresh paint job, modern kitchen, and ample storage. It offers a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Reorganizing closets — Maximizes storage and improves functionality.
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Reorganizing closets — Maximizes storage and improves functionality. ↑
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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