108 Richbell Rd Unit C4 · Mamaroneck, NY 10543

$232,000

1 bd · 1.0 ba · 750 sqft · Condo · 10 Days on market

Built 1948 Good condition $855/mo HOA · 27% of rent

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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 +15.4/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +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 MLS

Introducing 108 Richbell Road #C4. This gorgeous completely updated TOP floor unit is located in highly desirable Mamaroneck Gardens. Completely renovated eat in kitchen with stainless steel appliances, Quartz counter tops, island and cabinets galore. Sun drenched spacious living room. Generous size bedroom with ample closet space. Renovated bathroom. Hardwood floors through out. Recessed lighting. This building is a commuters delight. Close proximity to all major highways, Larchmont or Mamaroneck train stations and all of your shopping and dining needs. Just a quick stroll to Harbor Island park. Meticulously maintained landscaped grounds. This unit is a true pleasure to show. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• $855 HOA
• Parking
• Built 1948

Property features AI

Finance

• HOA & community: Association: Prime Locations Inc; Monthly association fee (includes heat, hot water, water, sewer, exterior & common area maintenance, grounds care, snow removal, trash)

Exterior

• Parking: Off-street parking and parking lot with alley access; One parking space (fee applies)
• Utilities: Con Edison electric service; Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Stock cooperative; Updated/remodeled; Three-story building; Entry on level 2
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Second-floor bedroom(s)
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (oil); Wall/window air conditioning units
• Interior features: Ceiling fans; Kitchen island; Open floor plan with open kitchen; Quartz/Quartzite counters; Recessed lighting
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $232k).
• Cap rate 6.7% 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: Rye Neck Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 515 students, 16% FRL).
• Zoned-school proficiency averages 98% at this address vs 81% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Rye Neck Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.7%/yr); 126 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

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 + 6.7% rent growth), your $65k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $175k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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 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: 1.39% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 6.0

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-19,022
• Equity at exit: $34,592

10-year hold

• IRR: 7.8%
• Equity multiple: 1.74×
• Total profit: $48,019
• Equity at exit: $20,059

Cash invested: $64,960 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,222 high
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,480/yr
• Insurance: −$97
• HOA: −$855
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $87

Break-even live

Break-even rent $3,112

Max offer price $232,000

Occupancy floor 92%

Sensitivity live

Price	-10% $248	-5% $167	+0% $87	+5% $7	+10% $-73
Rent	-10% $-167	-5% $-40	+0% $87	+5% $215	+10% $342
Rate	-1.0pp $204	-0.5pp $146	base $87	+0.5pp $27	+1.0pp $-34

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	45d	1	0.08mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	45d	1	0.14mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	45d	1	0.40mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	25d	1	0.41mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	25d	1	0.43mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	45d	1	0.50mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	45d	1	0.51mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	45d	1	0.53mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	22d	1	0.56mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,585	$3.68	0d	17	0.62mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	45d	1	0.71mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	45d	1	0.89mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	25d	1	0.94mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	25d	1	1.13mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	25d	1	1.17mi

HOA detail condo

• Monthly dues: $855 · $10,260/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-06
   listed $232,000 Active
3. 2026-03-31
   historical $232,000
4. 2020-10-09
   soldstatus $175,000 Closed 769-char remark

   Show marketing remark (769 chars)

   Introducing 108 Richbell Road #C4. This gorgeous completely updated TOP floor unit is located in highly desirable Mamaroneck Gardens. Completely renovated eat in kitchen with stainless steel appliances, Quartz counter tops, island and cabinets galore. Sun drenched spacious living room. Generous size bedroom with ample closet space. Renovated bathroom. Hardwood floors through out. Recessed lighting. This building is a commuters delight. Close proximity to all major highways, Larchmont or Mamaroneck train stations and all of your shopping and dining needs. Just a quick stroll to Harbor Island park. Meticulously maintained landscaped grounds. This unit is a true pleasure to show. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2020-06-12
   listed $179,900 Active 769-char remark

   Show marketing remark (769 chars)

   Introducing 108 Richbell Road #C4. This gorgeous completely updated TOP floor unit is located in highly desirable Mamaroneck Gardens. Completely renovated eat in kitchen with stainless steel appliances, Quartz counter tops, island and cabinets galore. Sun drenched spacious living room. Generous size bedroom with ample closet space. Renovated bathroom. Hardwood floors through out. Recessed lighting. This building is a commuters delight. Close proximity to all major highways, Larchmont or Mamaroneck train stations and all of your shopping and dining needs. Just a quick stroll to Harbor Island park. Meticulously maintained landscaped grounds. This unit is a true pleasure to show. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 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: $38,667
• − Mortgage interest: −$12,996
• − Property taxes: −$3,480
• − Insurance: −$1,160
• − Repairs & maintenance: −$3,093
• − Management: −$3,093
• − HOA: −$10,260
• − Depreciation: −$6,749
• Taxable loss: −$2,165
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $1,567/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 top-floor corner unit in Mamaroneck Gardens is in good condition with a good condition score of 75. It offers a thoughtfully renovated kitchen, updated bathroom, hardwood floors, and ample natural light. The location provides convenient access to major highways, train stations, and shopping. The home is ready for move-in and can be enhanced with minor updates to further increase its value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Lighting fixtures — Modern lighting fixtures can improve the ambiance and value
• Both Curtains/Blinds — New curtains/blinds can add a fresh look and improve privacy
• Both Decorative accents — Adding decorative items can enhance the home's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting fixtures — Modern lighting fixtures can improve the ambiance and value ↑
• Both Curtains/Blinds — New curtains/blinds can add a fresh look and improve privacy ↑
• Both Decorative accents — Adding decorative items can enhance the home's appeal and value ↑

ⓘ 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

Price history

+29.0% since first listed

5 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listed $232,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $232,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-09 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-12 Listed $179,900 OneKey® MLS as Distributed by MLS Grid