470 Halstead Ave Unit 6V · Harrison, NY 10528

$220,000

1 bd · 1.0 ba · 700 sqft · Condo · 168 Days on market

Built 1968 $314/sqft · 26% below area Est $298k · 26% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.5/10.0
• Rent growth +4.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

Key facts

• Parking
• Community pool
• Built 1968

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $50k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $298,135
• List price: $220,000
• Delta: -26.21%
• 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: 18.3%
• Equity multiple: 1.79×
• Total profit: $48,603
• Equity at exit: $32,803

10-year hold

• IRR: 30.0%
• Equity multiple: 4.36×
• Total profit: $207,107
• Equity at exit: $19,022

Cash invested: $61,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,256 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $1,052

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,204	-5% $1,128	+0% $1,052	+5% $976	+10% $900
Rent	-10% $795	-5% $923	+0% $1,052	+5% $1,181	+10% $1,309
Rate	-1.0pp $1,163	-0.5pp $1,108	base $1,052	+0.5pp $995	+1.0pp $937

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Halstead Ave Harrison, NY	—	1.0	550	$2,400	$4.36	4d	1	0.11mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,000	$4.48	1d	1	0.17mi
560 Halstead Ave Unit 3L Harrison, NY	1.0	1.0	691	$2,950	$4.27	15d	1	0.19mi
118 Maple Ave Unit 1 Rye, NY	2.0	1.0	750	$2,600	$3.47	21d	1	0.86mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	44d	1	1.46mi

HOA detail condo

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

Listing history 12 events

1. 2026-05-06
   price $220,000 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

2. 2026-04-08
   status Active 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

3. 2026-04-08
   price $235,500 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

4. 2026-02-24
   status Pending 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

5. 2026-01-06
   price $239,500 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

6. 2025-12-02
   price $249,999 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

7. 2025-10-30
   listed $270,000 Active 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

8. 2025-10-29
   historical $270,000 1178-char remark

   Show marketing remark (1178 chars)

   New Photos! Currently vacant. Welcome to Newport Towers in the heart of beautiful Downtown Harrison. This location is a commuter's dream, walk to train and convenient to all major roadways. This one bedroom, one bath is bathed in natural light! It has a spacious living room with plenty of room for a dining area as well. The kitchen is open to the dining and living area. There is a generous hall closet, linen closet as well as a generous sized bedroom closet in the spacious bedroom. While it is move-in condition, make it yours with a fresh coat of paint and some updating. It has the convenience of having a laundry room on the same floor. Residents can enjoy an array of amenities including an in-ground pool, a community room for gatherings, both a bike and storage room, laundry on the same floor, convenient parking, elevators and secure lobby entrance. And you can walk to shops and restaurants as well as train and recreation...and be close to all major roadways. All this and just a short drive to beaches, golf and CT as well as NYC. This unit is being sold "as is" and presents a great opportunity for someone looking for location plus a great lifestyle!

9. 2014-01-27
   price $169,000 252-char remark

   Show marketing remark (252 chars)

   Immaculate, Sunny One Bedroom In Move In Condition. Beautifully Renovated Bath, Sparkling Kitchen With All New Appliances, Refinished Hardwood Floors, New Windows, Pool, Laundry On Each Floor, Storage Area, Lots Of Closet Space And Minutes To Railroad.

10. 2005-05-19
    soldstatus $189,000 252-char remark

    Show marketing remark (252 chars)

    Immaculate, Sunny One Bedroom In Move In Condition. Beautifully Renovated Bath, Sparkling Kitchen With All New Appliances, Refinished Hardwood Floors, New Windows, Pool, Laundry On Each Floor, Storage Area, Lots Of Closet Space And Minutes To Railroad.

11. 2005-03-02
    historical 252-char remark

    Show marketing remark (252 chars)

    Immaculate, Sunny One Bedroom In Move In Condition. Beautifully Renovated Bath, Sparkling Kitchen With All New Appliances, Refinished Hardwood Floors, New Windows, Pool, Laundry On Each Floor, Storage Area, Lots Of Closet Space And Minutes To Railroad.

12. 2005-02-11
    listed $189,000 252-char remark

    Show marketing remark (252 chars)

    Immaculate, Sunny One Bedroom In Move In Condition. Beautifully Renovated Bath, Sparkling Kitchen With All New Appliances, Refinished Hardwood Floors, New Windows, Pool, Laundry On Each Floor, Storage Area, Lots Of Closet Space And Minutes To Railroad.

ⓘ 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: $39,072
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,126
• − Management: −$3,126
• − Depreciation: −$6,400
• Taxable income: $9,697
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $10,295/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

+16.4% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $235,500 OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $239,500 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Coming Soon $270,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $169,000 HGMLS
• 2005-05-19 Sold (MLS) $189,000 HGMLS
• 2005-03-02 Delisted — HGMLS
• 2005-02-11 Listed $189,000 HGMLS